Beckton · Newham · West Ham and Beckton constituency · 51.51227, 0.06843

E6 6WE— Beckton, Newham

Location and area intelligence for E6 6WE, Beckton, Newham

High-connectivity investment target

 

Schools 100%Safety 61/100Transport 43/100Yield 5.04%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
61
Schools
95
Transport
43
Environment
67
Investment
70

The bottom line

E6 6WE offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors.

Less suited to Families.

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Location

E6 6WE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+185.0% vs London avg

Deep-dive guides for E6 6WE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How E6 6WE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gallions Primary School

Outstanding · Inspected Oct 2023 · 1 min walk

KS2: 105.2

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 7 min walk

P8: -0.34A8: 43.9

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 23 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

185.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+105% vs borough

Crime by type

Other35%
Violence & sexual offences19%
Anti-social behaviour14%
Vehicle crime11%
Theft6%
Drug offences5%
Burglary5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.5km

Crime is +185% above London average

Property

Prices, sales volume and market trends

Avg floor area110.9 m²

EPC breakdown

C
22%
D
19%
E
22%
G
4%

Based on 67 properties · Confidence: high

Street mix

Terraced 82%Flat 18%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£277,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, insulated (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,151
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+7%

Total change

+374%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.3%

per year

Acceleration

-32.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£95k£95k+0%2
Pre-crash peak2006–2007£217k£235k+8.5%2
Help-to-Buy recovery2015–2015£365k£365k+0%1
Rate-rise correction2023–2023£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
13.8%
District
13.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gallions Reach DLR StationDLR line
5.1 min walk
North Woolwich

Nearby stations

Gallions Reach DLR StationDLR
5 min walk
Cyprus DLR StationDLR
7 min walk
Beckton DLR StationDLR
7 min walk
Beckton Park DLR StationDLR
13 min walk
King George V DLR StationDLR
15 min walk
No bus stops within 400m

35

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria65 min ↑
Waterloo58 min ↑
Canary Wharf ★44 min
City59 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)50
Nearest car park189m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Sportsdock at UEL
523m
🅿️
AVA Parking25 spaces
588m
🅿️
Beckton Retail Park
672m
🅿️
Tesco· no
734m
🅿️
Asda Beckton· no
749m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.2 km

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield858.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PRACTICE ALBERT ROAD

KENNARD STREET HEALTH CENTRE, 76 ALBERT ROAD, E16 2DY

20 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 299 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: University Gallery (564 m)

Nearest supermarketCo-op Food · 492 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

797m

Post office

Nearby shops

Eastender Supermarket100 m
Dennis Beckton LTD453 m
Welcome Newham537 m
Campus shop574 m

Nearby cafes

Starbucks518 m
Costa644 m
Tesco Restaurant766 m
The Well Bean Co.810 m

Nearby restaurants

Beckton Fish Bar446 m
Sad Meli Georgian Gastronomy & Raw Wines540 m
Creme & Crumble549 m
The Edge601 m

Nearby pubs

University Gallery564 m
Brewers Fayre589 m
Galyons Royal Docks695 m
Tereza Joanne1.0 km

Nearby gyms

Sportsdock at UEL522 m
Pilates Vibes526 m
Outdoor Sport Centre596 m
Aqua East606 m

Nearby pharmacies

Asda Beckton Pharmacy777 m

Nearby health

Cygnet Hospital Beckton299 m
Beckton Dental Clinic740 m
Food hygiene (5-star)61% of 33

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

38.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,733m
Crossrail 2 route10,690m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,229 nationally

1,766

Est. population

2,408/km²

66%

Employed

51%

Degree educated

£38,600

Median income

6.9%

Claimant rate

Inner cityLow densityRenters

25

Community stability

Age profile

26%
40%
21%
Under 1826%
18–3440%
35–4921%
50–649%
65+5%

Tenure

41%
41%
Own outright1%
Own (mortgage)10%
Private rent41%
Social rent41%
Shared ownership7%

Ethnicity

15%
17%
28%
24%
White British15%
White Other17%
Asian28%
Black24%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household54%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent41%
Private rent41%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
17
Planning apps (3 years)
7
Local approval rate
94%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
267
Largest scheme
446 homes · ROYAL QUAY, ROYAL QUAY, Armada Way, Silvertown, E16 2QJ
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJOINING, LAND ADJOINING, ALPINE WAY, WINSOR TERRACE, COUNTY ROAD, E6185 homes
completed
LAND BETWEEN, LAND BETWEEN, FERNDALE STREET, WOOLWICH MANOR WAY, E6134 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, COUNTY ROAD, WINSOR TERRACE, E6105 homes
completed
SITE D, WINSOR PARK ESTATE, BOUNDED BY, SITE D, WINSOR PARK ESTATE, BOUNDED BY, DOWNING, TUNNAN LEYS, COW LEAZE, E662 homes
completed
SITE D, WINSOR PARK EST. (LAND ADJACENT), SITE D, WINSOR PARK EST. (LAND ADJACENT), TUNNAN LEYS, COWLEAZE, E643 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

James Edward AsserLabour
Rohima RahmanLabour
Tonii WilsonLabour

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Key facts for E6 6WE

Full postcodeE6 6WE
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.512268
Longitude0.068434
Parliamentary constituencyWest Ham and Beckton
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey