West Ham · Newham · West Ham and Beckton constituency · 51.53227, 0.00483

E15 3BE— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 65/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
81
Schools
60
Transport
65
Environment
64
Investment
56

The bottom line

E15 3BE 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 3BE

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 3BE

🛡️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 3BE 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 · 14 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 6 min walk

7 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)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,923/m²
Price per ft²£550/ft²
Avg floor area68.6 m²

EPC breakdown

C
13%
D
23%
E
8%
F
1%

Based on 45 properties · Confidence: high

Street mix

Terraced 96%Flat 5%

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£171,500
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, no insulation (assumed)
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

1996–2025 · CAGR

+6.9%

Total change

+599%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.8%

per year

Acceleration

+2.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £50k–£75k · 63 sales

Property Type Mix

Total: 63 sales

Terraced95.2%
Flat/maisonette4.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£94k+68.5%2
Post-dot-com plateau2001–2004£110k£182k+65.3%4.5
Pre-crash peak2005–2007£195k£240k+23%3.3
GFC & correction2008–2012£250k£230k-8%1.7
Help-to-Buy recovery2013–2015£195k£300k+53.8%1.7
Brexit uncertainty2017–2019£346k£339k-1.9%2
Pandemic surge2020–2021£341k£528k+54.8%3.5
Current market2024–2025£447k£390k-12.9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
6.9%
District
7.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
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
Abbey Road DLR StationDLR line
0.9 min walk
West Ham

Nearby stations

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

57

Walkability score

325

Footpaths (500m)

0

Santander docks (800m)

0.9 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 park153m
Santander docks (800m)0
Nearest cycle dock0.9 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 AONB38% green spaceTree canopy: 43%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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 · 2.3 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

585

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (416 m)

Nearest supermarketLina Food Centre · 104 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)

514m

Post office

Nearby shops

Nisa Local485 m
West Ham Food514 m
Local Store Food and Wine668 m
Plaistow Express762 m

Nearby cafes

Rainbow Cafe447 m
Sodexo Ltd512 m
Rial514 m
Jerky's Spot529 m

Nearby restaurants

Olympic Fish & Chips82 m
Pasta che Musica373 m
Mums Pizza & Cuisine455 m
Chicken Village & Grill471 m

Nearby pubs

The Greyhound416 m
Freaks and Geeks880 m
Ye Olde Black Bull921 m
The Abbey Tap943 m

Nearby gyms

Strength Ambassadors507 m
East London Rugby Football Club510 m
Stratford Padel Club781 m
Anytime Fitness800 m

Nearby pharmacies

Wagpharm Chemist130 m
Osbon Pharmacy1.1 km
Vicarage Pharmacy1.1 km

Nearby health

Carpenters Practice792 m
InHealth Diagnostic Centre792 m
DentalSpace793 m
Moorfields at Stratford932 m
Food hygiene (5-star)54% of 50

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

GOODBUY SHOP LTD
QUADRUM FOUR LTD
SKY MACKEREL LTD
TNA GROUP LIMITED

Investment

Investment grade, yield and market outlook

56

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
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

17/100

Velocity score

Future outlook

55.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,133m
Crossrail 2 route5,798m

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)
12
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
Local approval rate
63%
Borough approval rate
76%
Historic landfill (400m)
1
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)
44
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
PREVIOUSLY 27-55, PREVIOUSLY 27-55, ARTHINGWORTH STREET, E1520 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 3BE

Full postcodeE15 3BE
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.532266
Longitude0.004833
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