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Neighbourhood profile
Boleyn
Newham, London
PocketsEast Ham South West (Central Park Road · Clacton Road · Henniker Gardens · Barking Road · north-east)East Ham West (Priory Park · Green Street · north-east)
Boleyn covers the heart of Upton Park, the ward named after the Boleyn pub on Barking Road and the former West Ham stadium that stood beside it. The ward has changed markedly since the club's 2016 move to Stratford, with the stadium site now redeveloped as Upton Gardens. Public-transport access is strong via the District line and Elizabeth line at West Ham a short distance away, and 57 outstanding schools sit within reach — a very high count reflecting Newham's intense school provision. The sole listed building is the Grade II Boleyn Public House. The drawbacks are serious: green space is thin at around 3.4 hectares across the whole ward; there is no conservation-area coverage; the heritage score is low; air quality along the A124 is weak; and the safety score sits just below average, concentrated around the high street rather than in the residential streets.
- Strongest65Education
Strong access to rated primary and secondary schools
- Also strong60Connectivity
Excellent public-transport access
- Watch out0Area development
Little recent major-development activity
At a glance
- Good public-transport access
- 1 listed building
- 14 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Priory Park (3.1 hectares)
- 92 open venues (44 food and drink, 48 other)
8 pockets across 2 named areas · coloured by overall score.See on full map ↗
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Boleyn, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
54Better than 64% of London
How scores work - Purchase affordability90
- Rent affordability45
- Price momentum (5yr)54
- Activity (turnover)36
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Boleyn: 66 sales recorded (2025)32-yr price trend £—
Safety
49Better than 50% of London
- Personal safety50
- Property crime46
- Anti-social behaviour52
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Boleyn: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
60Better than 75% of London
Median public-transport access is very good (TfL PTAL 5.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Boleyn: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
56Better than 62% of London
- Air quality48
- Quietness68
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
29Better than 63% of London
- Nightlife7
- Dining21
- Arts & culture14
- Retail & shops29
- Sports & recreation7
- Independent scene50
- Vitality (openings, diversity)44
92 open venues nearby — 44 food & drink, 48 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Boleyn: the mix behind 92 open venues—% independent
Education
65Better than 94% of London
- Primary schools66
- Secondary schools64
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Boleyn: 3 schools, each with its inspection record
Heritage
7Better than 20% of London
1 listed building
- Boleyn Public HouseGrade II
From Historic England's National Heritage List for England.
Nature Access
37Better than 5% of London
- Green spaces53
- Waterways0
Largest green space: Priory Park (3 ha). ~3 ha of green space in total.
Area development
0Shared lowest band with 24% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
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- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Boleyn
For Boleyn: 66 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min3 schools' inspection records92 venues mapped
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What's changing in Boleyn
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Boleyn, quick answers
- Is Boleyn safe?
- Boleyn scores 49 for safety, based on street-level recorded crime (police.uk) — mid-table for London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Boleyn a good place to live?
- Boleyn scores 40 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are education (65) and connectivity (60); its weakest is area development (0). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Boleyn?
- Good public-transport access: Transport for London rates the typical spot in Boleyn 5 on its 0–8 public-transport access scale, which puts the ward at 60 for connectivity relative to the rest of London.
- Is Boleyn expensive to buy in?
- Relative to the rest of London, Boleyn is among London's more affordable areas to buy: its purchase-affordability score is 18/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Boleyn?
- Boleyn scores 65 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 14 schools within a kilometre hold an Outstanding rating.
Where else to look
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Find areas that score like this one, with the price difference for each.
Nearby wards
- East Ham · Newham
- East Ham South · Newham
- Green Street West · Newham
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