West Ham · Newham · West Ham and Beckton constituency · 51.52986, 0.00898

E15 3AR— West Ham, Newham

Location and area intelligence for E15 3AR, West Ham, Newham

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
81
Schools
60
Transport
65
Environment
73
Investment
53

The bottom line

E15 3AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

E15 3AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E15 3AR

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E15 3AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ranelagh Primary School

Not yet inspected · Inspected Apr 2025 · 2 min walk

KS2: 111.5

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 10 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 8 min walk

9 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.2 incidents per 1,000 residents

Better than 51% of London
→ Stable

-30% vs borough

Crime by type

Violence & sexual offences26%
Other20%
Anti-social behaviour18%
Vehicle crime10%
Drug offences8%
Theft8%
Burglary6%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.6km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E15 district median

£460,500

Based on 232 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,273/m²
Price per ft²£397/ft²
Avg floor area44.4 m²

EPC breakdown

B
2%
C
43%
D
30%
E
15%

Based on 90 properties · Confidence: high

Street mix

Semi 0%Terraced 7%Flat 93%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£111,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+4.9%

Total change

+295%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.7%

per year

Acceleration

-10.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 157 sales

Property Type Mix

Total: 157 sales

Semi-detached0.6%
Terraced10.2%
Flat/maisonette89.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£69k+29%7.2
Post-dot-com plateau2001–2004£75k£133k+76.7%12.2
Pre-crash peak2005–2007£152k£159k+4.8%6
GFC & correction2008–2012£150k£130k-13.3%4
Help-to-Buy recovery2013–2016£143k£358k+149.6%4.5
Brexit uncertainty2017–2019£290k£218k-24.8%3
Pandemic surge2020–2021£220k£210k-4.5%3
Rate-rise correction2022–2023£303k£270k-10.7%1.5
Current market2024–2024£212k£212k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Weakest performer

Flat/maisonette

-2.2% alpha

Terraced-1.1% α
Local
13.2%
District
14.3%
Flat/maisonette-2.2% α
Local
4.9%
District
7.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
West Ham Underground StationJubilee line
3.2 min walk
West Ham

Nearby stations

West HamNational Rail
4 min walk
West Ham Underground StationJubilee · District
4 min walk
West Ham DLR StationDLR
5 min walk
Abbey Road DLR StationDLR
5 min walk
Plaistow Underground StationHammersmith & City · District
8 min walk
No bus stops within 400m

48

Walkability score

249

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria43 min ↑
Waterloo36 min ↓
Canary Wharf ★24 min
City30 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

27

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)307
Nearest car park174m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed249 Mbps
Median download245 Mbps
Superfast coverage100%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 28%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ABBEY ROAD MEDICAL PRACTICE

28A ABBEY ROAD, E15 3LT

7 min walk

77%

Recommend GP

77%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

674

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (681 m)

Nearest supermarketOff License - Mini-Market · 393 m
8 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

0

Libraries (1km)

1

Cinemas (2km)

361m

Post office

Nearby shops

Nisa Local355 m
West Ham Food364 m
Firat Supermarket543 m
Plaistow Express549 m

Nearby cafes

Grassroots330 m
Rial357 m
Jerky's Spot485 m
Plaistow Cafe496 m

Nearby restaurants

Olympic Fish & Chips367 m
Station Fish Bar368 m
Chicken Village & Grill463 m
Greggs Outlet465 m

Nearby pubs

The Greyhound681 m
Arch 1897 m
The Bay Tree1.2 km

Nearby gyms

Strength Ambassadors115 m
East London Rugby Football Club117 m
The Gym707 m

Nearby pharmacies

Wagpharm Chemist391 m
Rohpharm Pharmacy708 m
Jetsol Pharmacy1.1 km

Nearby health

The Project Surgery782 m
Star Lane Medical Centre1.1 km
Food hygiene (5-star)43% of 60

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

JD BENN CONSULTING LTD
MADCHEF LTD
MK SOCIAL CARE LTD
SQSO PROPERTIES AND INVESTMENT LIMITED
SWIFTOTECH LTD

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,048m
Crossrail 2 route6,149m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,006 nationally

1,866

Est. population

19,461/km²

60%

Employed

40%

Degree educated

£37,300

Median income

6.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

21%
32%
23%
16%
Under 1821%
18–3432%
35–4923%
50–6416%
65+8%

Tenure

18%
38%
32%
Own outright12%
Own (mortgage)18%
Private rent38%
Social rent32%
Shared ownership0%
Rent free0%

Ethnicity

20%
21%
21%
27%
White British20%
White Other21%
Asian21%
Black27%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household56%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent38%
Social rent32%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
6
Local approval rate
70%
Borough approval rate
76%
Opportunity area
Olympic Legacy
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
98
Largest scheme
267 homes · FORMER BRITISH RAIL GOODS YARD, FORMER BRITISH RAIL GOODS YARD, MANOR ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

FORMER MATTESSONS WALLS LTD PREMISES, 173, FORMER MATTESSONS WALLS LTD PREMISES, 173, MANOR ROAD, E15229 homes
completed
2 - 34, 2 - 34, Meath Road, Stratford, E15 3DP34 homes
completed
Harcourt House, 82, Harcourt House, 82, Harcourt Road, Stratford, E15 3DJ31 homes
completed
AREA BOUNDED BY GERMANDER WAY, AREA BOUNDED BY GERMANDER WAY, CELANDINE WAY, TEASEL WAY, VALERIAN WAY, E1530 homes
completed
Land To The Rear Of 52 To 66 Eastbourne Road Stratford London E15, Land To The Rear Of 52 To 66 Eastbourne Road, E1521 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.0%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

John GrayLabour and Co-operative Party
Charlene McLeanLabour and Co-operative Party
John Charles WhitworthLabour and Co-operative Party

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Key facts for E15 3AR

Full postcodeE15 3AR
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.529857
Longitude0.008980
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