West Ham · Newham · West Ham and Beckton constituency · 51.53192, 0.00544

E15 3BB— West Ham, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 65/100Yield 4.17%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
81
Schools
60
Transport
65
Environment
65
Investment
68

The bottom line

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

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Location

E15 3BB

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 3BB

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

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“The family fortress”

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How E15 3BB 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 · 2 min walk

KS2: 104.7

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 13 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 · 6 min walk

6 primaries · 0 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)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area69.7 m²

EPC breakdown

C
12%
D
22%
E
5%
F
1%
G
1%

Based on 41 properties · Confidence: high

Street mix

Terraced 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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100mm loft insulation
Heating fuelmains gas (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

1997–2023 · CAGR

+8.3%

Total change

+687%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

-24.60

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£54k£94k+73.1%1
Post-dot-com plateau2003–2003£161k£161k+0%2
Help-to-Buy recovery2015–2016£330k£417k+26.5%1
Rate-rise correction2023–2023£425k£425k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
Abbey Road DLR StationDLR line
1.3 min walk
West Ham

Nearby stations

Abbey Road DLR StationDLR
1 min walk
West HamNational Rail
5 min walk
West Ham Underground StationJubilee · District
5 min walk
West Ham DLR StationDLR
6 min walk
Stratford High Street DLR StationDLR
10 min walk
No bus stops within 400m

55

Walkability score

331

Footpaths (500m)

0

Santander docks (800m)

1.0 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

38

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)483
Nearest car park108m
Santander docks (800m)0
Nearest cycle dock1.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% 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

4 min walk

77%

Recommend GP

77%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

Nearest hospitalA&E Department · 2.2 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

596

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (442 m)

Nearest supermarketLina Food Centre · 114 m
6 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)

476m

Post office

Nearby shops

Nisa Local448 m
West Ham Food476 m
Local Store Food and Wine706 m
Plaistow Express722 m

Nearby cafes

Rainbow Cafe468 m
Rial476 m
Jerky's Spot504 m
Sodexo Ltd569 m

Nearby restaurants

Olympic Fish & Chips77 m
Pasta che Musica403 m
Chicken Village & Grill448 m
Greggs Outlet453 m

Nearby pubs

The Greyhound442 m
Freaks and Geeks925 m
Ye Olde Black Bull970 m
Queens Head992 m

Nearby gyms

Strength Ambassadors450 m
East London Rugby Football Club453 m
City Bouldering Stratford876 m

Nearby pharmacies

Wagpharm Chemist132 m
Vicarage Pharmacy1.1 km

Nearby health

InHealth Diagnostic Centre848 m
Carpenters Practice849 m
Moorfields at Stratford981 m
Newham Vicarage Practice1.1 km
Food hygiene (5-star)56% of 48

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ARSLAN ARIF LTD
BLUECART TRADING LTD
EVOLA LIMITED
ISW CHILD & FAMILY ASSESSMENTS LTD
MTI RENOVATION LIMITED

+3 more

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

46.1

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,121m
Crossrail 2 route5,848m

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)
9
Planning apps (12 months)
11
Planning apps (3 years)
5
Local approval rate
73%
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)

FORMER MATTESSONS WALLS LTD PREMISES, 173, FORMER MATTESSONS WALLS LTD PREMISES, 173, MANOR ROAD, E15229 homes
completed
Channelsea Business Centre, Channelsea Business Centre, Canning Road, E15 3ND72 homes
completed
Development Site Corner Of, Development Site Corner Of, Abbey Road, Eastbourne Road, E1536 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
LAND BETWEEN, 35, LAND BETWEEN, 35, DURBAN ROAD, HOLLAND ROAD (25), E1518 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 3BB

Full postcodeE15 3BB
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.531923
Longitude0.005438
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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