E6 NEWS

Let’s all move to East Ham, Newham E6…

We’ve all seen The guardian newspapers ‘lets all move to…’.  All the latest and bestest trendy areas written up in a chatty tone of voice and printed in a broadsheet, which of course turns it in to FACT.  So why, I hear you ask, have we not seen a feature on East Ham, East BLAM, East um, Glam (Ok ok, we went too far!). Those guys over at the Guardian must be off their game, eh? To tide us over until the real journalists catch up, here’s East BLAM’s opinion on the latest property hotspot…

What’s going for it?

  1. Major investment programs… East ham is smack bang in the middle of a serious investment triangle. There is a 3.7 billion regeneration program is planned to regenerate Custom House and Canning Town as well as the Royal Docks becoming the first of Bo’Jo’s ‘Enterprise Zones’. Plus Cross rail’s community investment policy will see help for local community hubs, childcare services and churches amongst other things. All this, along with the recent investment in the East village and Olympic Park mean Newham (and subsequently East Ham) is becoming more and more exciting.
  2. Parks… loads of ‘em. East Ham has a whopping 8 green spaces (some with Green Flags) including a nature reserve, community garden and a few parks. Newham is of the greenest boroughs in London.  That’s your morning jog sorted then.
  3. Its traditional east end vibe… East Ham, Upton Park and Forest Gate are salt of the earth London taaaans, with cat calling fruit and veg stalls, pie shops, classic cafes, authentic curries and traditional boozers. Yes yes, the hipsters are sneaking in to some areas, but the fabric of the east end community still remains. It makes the area feel reassuringly honest. The old ladies still sweep their front step. Cabbies tell you stories of the Queen-Mum looking the east end in the eye.
  4. Multicultural… East Ham has a huge Indian, Polish and Caribbean community. The result is some wonderful restaurants, supermarkets and specialist foodie treats.
  5. It’s coming up but still affordable… With the city continuing its migration further east, some parts of Newham (Stratford, Forest “great”, Leyton) have already up and come.  East Ham is still affordable by London’s inflated standards. Being happily nestled in the centre of the investment and transport triangle can only spell good things for East Ham home owners so prices will be on the up very soon (house purchases rose 62% in E6 last year according to the beeb).

The case against:

Newham is still one of London’s poorest boroughs and it suffered during the 2007 crash. Expect to find some boarded up shop fronts and empty market stalls. It’s been steadily improving but has a way to go – Crouch End this ain’t.

The buses are a bit rubbish – perhaps down to the abundance of tube and rail options. You can expect to wait at least 20 minutes (Londoners used to 2 minutes will explode at this prospect) if you need to travel after 7pm.

Love it or hate it, Upton Park stadium is right around the corner which keeps the house prices down and makes parking a nightmare on game day: it’s a short term problem though, as in 2016 West Ham United make the Olympic Park in Stratford their new home.

Well connected?

Bang in the middle of all the major transport options – District & Hammersmith line run through East Ham and Upton park (28 mins into kings X or embankment). National rail just up the road in Forest Gate. 15 minute bus journey to Stratford (which connects to central line, jubilee and national rail), or a 15 minute cycle on the greenway.

The super speedy cross rail connection is coming in 2018. It will run across the top and bottom borders of E6, through Forest Gate and Custom house. When construction is complete, journey times will be around 18-22 minutes into central London.

If that wasn’t enough, frequent flyers will be please to know that London city airport is just 15  minutes away by car.

Schools?

YES! GOOD ‘UNS! According to the Good Schools GuideBrampton primary, Brampton road and Brampton Manor, its co-ed secondary school along with Plashet Secondary on Plashet Avenue have outstanding Ofsted reports. Hartley Primary, Hartley Ave and Central Park Primary  both have good reports too. Pretty well stocked for schools then…

Hang out at…

Central Park on a sunny day; They have a bowls green, a nature reserve, and the daffodils are just rearing their pretty heads. The Boleyn is a beautiful old boozer near Upton Park and Red Door Studios, Masterman Road is a hive of artistic activity and community spirit with a Saturday cafe. They hold exhibitions, musical events and craft markets amongst other things.

Where to buy…

Anywhere around Central Park. Streets are tree lined and the park is just around the corner. It feels quiet, residential and the neighbours say hi to you in the morning (yes, really)! The houses are 1920’s terraces in clusters of 2, 3 and 4 beds. Most have gardens and cheeky little period features hiding under layers of 70’s paint and board. Keep eyes peeled for original oil lamp fittings, solid wood floor boards and original iron fireplaces.

1-2 beds from £250,000, 3 Beds from £280,000 for a doer-upper, 4 beds from £320,000 upwards. The closer to Forest Gate you go, the less you get for your money but it is a bit closer to the transport links and you can still snap up a 2 bed for £350,000 if you look hard enough.

 All in all, our verdict…

Great schools, great parks, cheap houses, well connected, on the list for government investment AND East Ham is one of the only boroughs in London that you can still buy a properly for under £300,000 (terrifying!). Trust us when we tell you, you snooze, you lose!

East_ham_tube_station

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20 Comments

  • Reply Ted March 17, 2015 at 11:10 am

    “Upton Park stadium is right around the corner which keeps the house prices down and makes parking a nightmare on game day: it’s a short term problem though, as in 2016 West Ham United make the Olympic park their new home.”
    Does it keep house prices down? I’m far from convinced.

    Parking is less of a nightmare now that the creation of RPZs seem to be the on-going craze for NBC. Parking only tends to be a big issue on Saturdays.

    We’ve lost pie and mash shops in recent years and Nathans have said they will close once WHUFC relocate. Trade at Newham Bookshop will suffer too.

    • Reply East Blam March 17, 2015 at 11:30 am

      Thanks for your comments. You are right about the parking.
      Gutted that Nathan’s will be closing. That’s news to us. 🙁 We also love Newham bookshop so hopefully us writing about the awesome stuff nearby will help to big up local traders and encourage East-Hammers and any newbies to the area to keep shopping locally.

      • Reply TED March 30, 2015 at 12:13 pm

        Re:Nathans leaving, see https://newham2012.wordpress.com/tag/pie-and-mash-shop/ – we’ll see if it really happens but I imagine it would be a slog to keep going.

        BTW try the big food shop next to Nathan’s if you want a wide variety of ethnic foods under one roof. Mainly east European but great bread.

  • Reply Bill April 29, 2015 at 10:14 pm

    great blog! I’ve been meaning to do something similar for a couple of years, but looks like you got it covered! Terrible name though….I’m on Rancliffe road, Central Park. It desperately needs a bit of village-ification I think, even a decent pub you’d actually go into. Lots of potential here. Of course, not everyone wants ‘gentrification’, but the area could go with *some* lifting…

    • Reply East Blam April 30, 2015 at 11:40 am

      Thanks for reading the blog Bill! Yeah, we are planning to do a few pub posts, as a number of readers have been asking but we haven’t had a chance to round to all of them yet! 🙂 Do let us know if you have any suggestions for things we should try.

  • Reply Bill May 2, 2015 at 10:33 pm

    Well, E6 ends at the A13, but technically the East Ham constituency goes all the way down to the Thames, so you could argue for exploring what is a fascinating area down there too. Millenium mills is a remarkable thing, soon to be redeveloped as I’m sure you’re aware. Thames barrier park is great and of course the airport – we pretty much only fly from there now- *SO* civilised. Porsche dealership being built down at beckton can only be a good sign too…

  • Reply Sue August 19, 2015 at 11:50 am

    Great Blog!! I live in Central Park and think it’s fab! Victorian houses on tree lined streets with loads of parks..Totally agree could do with a decent pub, but there re soo many beautiful pubs in the area it’s surely only a matter of time before one of them goes gastro?? When West ham go although a few shops will leave with it these will only be replaced by others, with 700 new homes being built I definitely foresee a cafe and a pub refurb ( The Boleyn) in sight! I’ve lived here for about 3 years and the community spirit is amazing.. and with buses going into Canning Town and Stratford I think Public transport isn’t too bad at all. Also there are a few places to get a takeaway which are cheap and delicious.. perhaps you should start a collection of hidden gems in the area… I’m so glad I bought in this area I have a feeling it’s only going to get better!

    • Reply East Blam August 24, 2015 at 6:44 pm

      Thanks Sue, we’d love to know your recommendations for hidden gems. We have a few on here already and would like more! 🙂

    • Reply Kate December 31, 2015 at 2:04 pm

      Hi Sue, I just moved in too…. have you found a pub that you would even go in to yet?? Kate

  • Reply Austin April 4, 2016 at 10:48 am

    My grandfather emigrated to East Ham in 1944 and my dad was born here as with me. I’m currently looking for a place to live in East Ham and for commuting and housing would definitely recommend the Burges Estate for living or purchasing investment property. In particular Lathom, Clements and Caulfield roads are by far are very good all round locations with good Victorian terraces on tree lined streets. Lathom Road also has houses with front Balconies.

  • Reply Linda December 21, 2016 at 12:35 am

    People often mistake Manor Park E12 for East Ham because its adjacent. It has all the benefits of East Ham including easy access to Manor Park Station which is going to be a Crossrail station too. Also East Ham station and Woodgrange Park station. If you live in the area you can park very near to Romford road which has bus connections to Stratford International Station, Westfield Shopping Centre and the West End Bus 86 or 25. There are loads of schools in the area and Little Ilford school is an outstanding school rated by Ofsted. Don’t forget Little Ilford park famously called Itchycoo Park in the song by the Faces group from the 60’s

  • Reply Juber Patel July 8, 2017 at 5:56 pm

    Its a Dump ! Seriously!

    • Reply East Blam July 11, 2017 at 2:09 pm

      Sorry you feel that way Juber. Do you live in East Ham at the moment?

  • Reply Michelle September 9, 2017 at 1:13 pm

    Do you actually really like living in East Ham? I’ve lived here for five years and I think it’s an awful place to be. The rubbish is out of control and really affects quality of life, it’s so overcrowded and there’s such an undercurrent of aggression all the time (I got called a whore and threatened in Costa the other day for trying to stop someone abusing the girls behind the counter). There’s hardly anywhere to go out, you can’t even get a decent coffee. There are great south Asian restaurants and some lovely friendly people too, but overall it feels like a dump. It’s full of people drinking in the street, I had to walk past 5 people passed out on the street that leads up to Lidl the other day. When I first moved here I was positive and I love our house but it’s really ground me down and I can’t wait to move. I think your case against is very slim and could be expanded with a bit more realism.

    • Reply EastBlam September 16, 2017 at 1:29 pm

      Thanks for your comment Michelle, we understand that East Ham isn’t for everyone (London is a big smelly dirty city like many others and there are no perfect areas), but yes, we do like living in East Ham. Our site aims to share the good things, as in our opinion, there is already so much out there that can tell you about the less savoury parts – we hope to bring a little balance to the argument.

      The fly tipping can be a problem but many residents are banding together to help improve this, from using the LoveNehwam app to lobbying the council for better solutions and community clean up days.

      There are lots of new coffee options just opening, including the lovely AppleCart Cafe, and the newly opened ‘Larder’ cafes in Plashet Park and Central Park which all do a great coffee and Parkside Cafe does a great (and cheap) builders tea.

      And as you said, the food is great.

      So yes, we love it. It’s why we write about it the way we do.

  • Reply Jessica Woodburn October 2, 2017 at 4:59 pm

    I really do believe that this is a well-written article in many ways, you seemed to have covered all the good things, but what about the bad? When you write an article like this you atleast have to address a few of the dangerous events that have been occuring lately. I’ve been living in East Ham my whole life up until late, and although it is very diverse and is full of lovely cuisines and restaurants, the rate of knife crime and patrolling gangs is ridiculous! Sure, there are lovely parks, but what do you see when you walk outside from them? Littered streets, people in hoodies carrying ‘shanks’, and god, you might even catch an eastern-european homeless man urinating on a tree! Though my childhood memories in East Ham has been spectacular, I must say this area has lost it’s touch over the past decade. If you’re a well qualified, English speaking, London native, like myself, don’t bother with East Ham! I can reccommend other areas like Hammersmith or Camden. Especially if you have children. I wish I wasn’t raised in East Ham and that’s just the way it is! The schools are horrible too, offsted reports of Underachieving, and poor. If you are looking to further your child’s education to good universities or even sixth forms, I can highly suggest that you do it in more regenerated areas. Quality over Price, is my motto. Don’t just come here because it’s dead cheap – my parents fell for that one! No area is perfect, everywhere has it’s faults, but East Ham has the most.
    In this article it mentions the pro’s of living in East Ham, and I understand why. (most of online sites about east ham are informing people about the less-great parts).
    It doesn’t matter how many good things you give us about East Ham because it doesn’t overpower all of the cons! Pretty parks and a dying stadium doesn’t mean that there’s no knife crime and dangerous streets round every corner!

  • Reply TT December 4, 2017 at 6:28 pm

    I have just been to Upton park today, the area looked really really run down, rough people, dirty green street….

  • Reply Dave April 20, 2018 at 5:37 pm

    Don’t know if i am East ham or manor park , i am E12, but all the same its nice for me to walk to work via Byron avenue passing victorian terraced houses along the way , before entering the lovely plashet park , i love this place because of the diversity of people, making me feel comfortable in my own skin ! i originally was born in Nottingham but have live in Newham for the past 12 years, can i call myself a cockney now ???

  • Reply Jonathan May 23, 2018 at 12:34 am

    Like all areas in London, things and demographics change. East Ham was good before, less so now but people pushed out of more expensive areas will end up in East Ham as it’s still cheaper than most of zone 3! I am one of them… i am in process of selling my small 2 bed flat in Tooting to get a 3-bed house in the Burges Estate. What a difference! The street is lovely, residential and quiet. People complain about crime…what about Peckham and Hackney and Tottenham considered the paradise for hipsters but where a lot of gangs operate and recent stabbing occured? Also Balham…today considered upmarket used to be a dump with prostitution and drugs on the high street…and Tooting too with gangs…Nowhere is safer in London. In any case I see a lot of potential in East Ham. The high street has been refurbished and pedestrianised, the market hall will be regenerated with new flats around it…not great now but give it a bit of time and it will catch up with everywhere else.

  • Reply Tony August 30, 2018 at 6:26 am

    Born and bred in East Ham and while it has its pitfalls like any other part of London, the post is spot on with the potential. Fast forward three years and we can see the new pubs and changing demographic. It will take time but just like Hackney, Bow, Leyton etc before it East Ham will come good. There are just too many redeeming features such as the Victorian houses, tree lined streets, abundance of parks and excellent road and transport links for it not to happen. Viva E6!!

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