Boyce Way, London
House prices, sold prices and local information for E13 8DP.
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At a glance
3 property sales on Boyce Way, London have been recorded by HM Land Registry since 2016. The most recent sale was on 24 Feb 2017. Most sales here are terraced homes, which have sold for an average of £307,500. By property type, sales here have been 67% terraced, 33% flat. Recorded sale prices on Boyce Way range from £270,000 to £345,000. 50% of homes sold here were freehold and 50% leasehold.
House prices on Boyce Way compared
Average sale price over the last 12 months. Boyce Way has had fewer than two sales in that time, so it is left out. See all E13 house prices.
Average sale price by year
Tenure: 50% freehold and 50% leasehold across 6 recorded sales. Lease extension calculator.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Terraced | 2 | £307,500 | 30 Mar 2016 |
| Flat | 1 | £285,000 | 24 Feb 2017 |
Sold prices on Boyce Way
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 33, Boyce Way E13 8DP | 28 Jan 2022 | £260,000 | Terraced | Freehold |
| 42, Boyce Way E13 8DP | 30 Oct 2019 | £330,000 | Other | Leasehold |
| 18, Boyce Way E13 8DP | 22 Mar 2019 | £272,000 | Flat | Leasehold |
| 44, Boyce Way E13 8DP | 24 Feb 2017 | £285,000 | Flat | Leasehold |
| 15, Boyce Way E13 8DP | 30 Mar 2016 | £345,000 | Terraced | Freehold |
| 23, Boyce Way E13 8DP | 18 Mar 2016 | £270,000 | Terraced | Freehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
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Crime and flood risk near Boyce Way
Crime
1,116 crimes were reported within about a mile of Boyce Way in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 80% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Violence & sexual offences | 334 |
| Anti-social behaviour | 187 |
| Vehicle crime | 130 |
| Shoplifting | 122 |
| Other theft | 88 |
| Theft from the person | 74 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Boyce Way is in or near 9 Environment Agency flood areas:
- Lower River Lee at Stratford Flood warning area
- Lower River Lee from West Ham and Canning Town Flood alert area
- Lower River Lee from Hoddesdon to Canning Town Flood alert area
- Tidal Thames at Mill Meads and East Plaistow Flood alert area
- Tidal Thames riverside from the Thames Barrier to Putney Bridge Flood alert area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near Boyce Way
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| St Helen's Catholic Primary School 497 pupils | Primary Roman Catholic | 2–11 | Outstanding Report | 0.1 mi |
| Grange Primary School 180 pupils | Primary | 2–11 | Good Report | 0.2 mi |
| Ravenscroft Primary School 479 pupils | Primary | 3–11 | Report | 0.2 mi |
| Kaizen Primary School 419 pupils | Primary | 3–11 | Outstanding Report | 0.3 mi |
| Rokeby School 473 pupils | Secondary | 11–16 | Report | 0.4 mi |
| Keir Hardie Primary School 437 pupils | Primary | 3–11 | Outstanding Report | 0.4 mi |
| Eastlea Community School 593 pupils | Secondary | 11–16 | Report | 0.4 mi |
| Curwen Primary School 810 pupils | Primary | 3–11 | Outstanding Report | 0.5 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- West Ham station 0.8 mi · 15 min walk
- Stratford (London) station 1.7 mi · 33 min walk
- Maryland station 1.7 mi · 35 min walk
- Plaistow Underground Station 0.6 mi · 12 min walk
- Star Lane DLR Station 0.7 mi · 14 min walk
Nearest bus stops
- Balaam Street (Stop BJ, BARKING ROAD) 2 min walk
- Barking Road Plaistow (Stop AH, BALAAM STREET) 2 min walk
- Chargeable Lane (Stop BD, BARKING ROAD) 2 min walk
- Barking Road Plaistow (Stop AC, BALAAM STREET) 2 min walk
GP surgeries
- Balaam Street Practice
113 Balaam Street, Plaistow, London · 0.3 mi - Greengate Medical Centre
497 Barking Road, Plaistow, London · 0.4 mi - Star Lane Medical Centre
121 Star Lane, Canning Town, London · 0.5 mi - Essex Lodge
Greengate Street, Plaistow, London · 0.5 mi
Supermarkets
- Iceland Iceland 359 Barking Road Plaistow · 0.1 mi
- Iceland Iceland 480-482 Barking Road Plaistow · 0.3 mi
- Tesco Express Tesco Green Gate Barking Rd Express · 0.5 mi
- Iceland Iceland Canning Town · 0.5 mi
Pharmacies
- Weston Ltd · 0.1 mi
- Newmans Pharmacy · 0.1 mi
- Meds Point Pharmacy · 0.3 mi
Dentists
- Abbey Arms Dental Practice · 0.1 mi
- East London Dental Care · 0.4 mi
- Greengate Dental Surgery · 0.4 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 1 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 1 of 10 |
| Employment | 2 of 10 |
| Education and skills | 2 of 10 |
| Health and disability | 4 of 10 |
| Crime | 2 of 10 |
| Access to housing and services | 1 of 10 |
| Living environment | 3 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 24.1% | 62.5% |
| Private rented | 24.0% | 20.3% |
| Social rented | 51.4% | 17.1% |
| Households | 821 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 20.7% | 17.4% |
| Aged 15–64 | 70.2% | 64.1% |
| Aged 65+ | 9.1% | 18.6% |
| Residents | 2,371 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 100% | 80% |
| Gigabit-capable | 100% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 99% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 99% | 92% |
Share of homes across Newham with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on Boyce Way
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Who lives around Boyce Way
Ethnic group
| Here | Newham | |
|---|---|---|
| White | 32.2% | 30.8% |
| Asian, Asian British or Asian Welsh | 29.9% | 42.1% |
| Black, Black British, Black Welsh, Caribbean or African | 24.8% | 17.5% |
| Mixed or Multiple ethnic groups | 7% | 4.7% |
| Other ethnic group | 6.2% | 4.9% |
Religion
| Here | Newham | |
|---|---|---|
| Christian | 43.7% | 35.3% |
| Muslim | 33.3% | 34.7% |
| No religion | 15.1% | 14.5% |
| Not answered | 4.6% | 6.5% |
| Hindu | 1.5% | 6.1% |
| Sikh | 1.2% | 1.6% |
| Other religion | 0.3% | 0.5% |
| Buddhist | 0.2% | 0.6% |
Country of birth
| Here | Newham | |
|---|---|---|
| Born in the UK | 53.6% | 46.3% |
| Born outside the UK | 46.4% | 53.7% |
Highest qualification
| Here | Newham | |
|---|---|---|
| Level 4 qualifications and above | 31.1% | 40.3% |
| No qualifications | 25.4% | 20.7% |
| Level 3 qualifications | 12.4% | 13% |
| Level 2 qualifications | 12.1% | 10.2% |
| Level 1 and entry level qualifications | 11.7% | 9% |
| Apprenticeship | 3.9% | 3.1% |
| Other qualifications | 3.4% | 3.8% |
General health
| Here | Newham | |
|---|---|---|
| Very good health | 47.3% | 51.4% |
| Good health | 33.6% | 33.3% |
| Fair health | 12.7% | 10.8% |
| Bad health | 4.6% | 3.4% |
| Very bad health | 1.8% | 1.2% |
Cars or vans per household
| Here | Newham | |
|---|---|---|
| No cars or vans in household | 58.2% | 51.7% |
| 1 car or van in household | 33.3% | 37.8% |
| 2 cars or vans in household | 6.8% | 8.6% |
| 3 or more cars or vans in household | 1.7% | 1.9% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Newham.
Planning and heritage near Boyce Way
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Noise, radon and ground hazards
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Planning applications near Boyce Way
Recent planning applications around Boyce Way from the council's planning register. Choose how far to look:
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Get an instant estimate from what you paid and how prices in Newham have moved since.
Council tax here
Newham Band D is £1,944 a year (Band A £1,296). See every band.
Estate agents near Boyce Way
- Investment Management Ltd 0.1 mi
- Haart 0.2 mi
- Reeds Rains 0.2 mi
- Hunters 0.2 mi
- Victor Michael 0.2 mi
Agent locations © OpenStreetMap contributors. More local agents
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