West Ham · Newham · West Ham and Beckton constituency · 51.53270, 0.00738

E15 3BA— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 63/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
81
Schools
60
Transport
63
Environment
68
Investment
52

The bottom line

E15 3BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E15 3BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E15 3BA

🛡️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 3BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stratford Manor Primary School & Nursery

Not yet inspected · 0 min walk

KS2: 104.7

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 14 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 4 min walk

6 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.5 incidents per 1,000 residents

Better than 52% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour21%
Drug offences8%
Theft6%
Vehicle crime6%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

4

Incidents (1yr)

18

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is 4% 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£4,795/m²
Price per ft²£446/ft²
Avg floor area71.1 m²

EPC breakdown

B
1%
C
13%
D
8%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Flat 100%

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£177,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+5.9%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

+25.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£85k£85k+0%1
Pre-crash peak2006–2007£170k£220k+29.4%1
GFC & correction2011–2011£175k£175k+0%1
Help-to-Buy recovery2014–2016£268k£265k-1.1%1.5
Brexit uncertainty2017–2019£340k£300k-11.8%1.5
Current market2025–2025£340k£340k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+16.6% alpha

Flat/maisonette+16.6% α
Local
28.3%
District
11.7%

CAGR over 1yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey Road DLR StationDLR line
3.1 min walk
West Ham

Nearby stations

Abbey Road DLR StationDLR
3 min walk
West HamNational Rail
6 min walk
West Ham Underground StationJubilee · District
7 min walk
West Ham DLR StationDLR
7 min walk
Plaistow Underground StationHammersmith & City · District
9 min walk
No bus stops within 400m

59

Walkability score

382

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf ★28 min
City37 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

39

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)467
Nearest car park27m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed465 Mbps
Median download436 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

3 min walk

77%

Recommend GP

77%

Overall GP experience

10

GPs within 1km

0

Dentists within 1km

Nearest hospitalA&E Department · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

702

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketOff License - Mini-Market · 84 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

582m

Post office

Nearby shops

Nisa Local559 m
West Ham Food584 m
Plaistow Express587 m
Local Store Food and Wine638 m

Nearby cafes

Jerky's Spot347 m
Rainbow Cafe362 m
Plaistow Cafe428 m
Family Cafe Restaurant527 m

Nearby restaurants

Olympic Fish & Chips102 m
Chicken Village & Grill290 m
Greggs Outlet295 m
Pasta che Musica324 m

Nearby pubs

The Greyhound349 m
Freaks and Geeks875 m
The Bay Tree894 m
Ye Olde Black Bull944 m

Nearby gyms

Strength Ambassadors433 m
East London Rugby Football Club439 m
City Boxing Camp1.1 km

Nearby pharmacies

Wagpharm Chemist78 m
Vicarage Pharmacy1.0 km

Nearby health

Moorfields at Stratford954 m
Newham Vicarage Practice1.0 km
Vicarage Lane Transitional Team1.0 km
The Vicarage Lane Surgery1.0 km
Food hygiene (5-star)48% of 64

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

52

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,264m
Crossrail 2 route5,955m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,511 nationally

1,857

Est. population

30,000/km²

56%

Employed

33%

Degree educated

£37,300

Median income

12.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

28%
27%
21%
18%
Under 1828%
18–3427%
35–4921%
50–6418%
65+7%

Tenure

20%
63%
Own outright6%
Own (mortgage)10%
Private rent20%
Social rent63%
Shared ownership0%
Rent free1%

Ethnicity

14%
28%
34%
White British14%
White Other12%
Asian28%
Black34%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household57%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Social rent63%
Private rent20%

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)
16
Planning apps (3 years)
9
Local approval rate
69%
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)
113
Largest scheme
229 homes · FORMER MATTESSONS WALLS LTD PREMISES, 173, FORMER MATTESSONS WALLS LTD PREMISES, 173, MANOR ROAD, E15
Pipeline pressure
NONE

Named schemes (500m)

48, 48, Church Street, Stratford, E15 3HX55 homes
completed
Development Site Corner Of, Development Site Corner Of, Abbey Road, Eastbourne Road, E1536 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
WEST HAM LANE, DENSHAM ROAD, E1523 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 3BA

Full postcodeE15 3BA
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.532699
Longitude0.007375
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