West Ham · Newham · West Ham and Beckton constituency · 51.53106, 0.00567

E15 3BH— West Ham, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 65/100Yield 4.27%

Best for: Families, Young professionals

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Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
81
Schools
60
Transport
65
Environment
65
Investment
57

The bottom line

E15 3BH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £450,000 median — a strong choice for Families and Young professionals.

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Location

E15 3BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-11.2% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E15 3BH

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

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🚇 Hyper-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E15 3BH 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 · 3 min walk

KS2: 104.7

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 12 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 · 7 min walk

5 primaries · 2 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 · 1.5km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-8.2%

This year

Terraced

Dominant type

Price history

5-year change
+104.5%
Sales (24 months)5
New build0.0%
Avg terraced£450,000
Price per m²£7,500/m²
Price per ft²£697/ft²
Avg floor area60 m²

EPC breakdown

C
21%
D
20%
E
1%

Based on 42 properties · Confidence: high

Street mix

Terraced 81%Flat 16%Other 3%

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

Stamp duty

Standard buyer£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.1×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£150,000
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.9%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

-23.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 32 sales

Property Type Mix

Total: 32 sales

Terraced84.4%
Flat/maisonette15.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£56k£62k+10.7%1.5
Post-dot-com plateau2001–2004£68k£190k+177.8%2.3
Pre-crash peak2005–2007£150k£230k+53%3.3
GFC & correction2012–2012£223k£223k+0%1
Help-to-Buy recovery2013–2016£194k£370k+90.7%1.5
Brexit uncertainty2017–2017£325k£325k+0%1
Pandemic surge2021–2021£220k£220k+0%1
Current market2024–2026£389k£413k+6.2%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.9%
District
7.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

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
1.9 min walk
West Ham

Nearby stations

Abbey Road DLR StationDLR
2 min walk
West HamNational Rail
4 min walk
West Ham Underground StationJubilee · District
4 min walk
West Ham DLR StationDLR
5 min walk
Plaistow Underground StationHammersmith & City · District
10 min walk
5 bus routes · 4 stops within 400m · 24 buses/hr peak

67

Walkability score

304

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

32

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)341
Nearest car park21m
Santander docks (800m)0
Nearest cycle dock1.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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 waterNONE
No assessed surface water flood risk
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 AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

5 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 · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

572

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Greyhound (535 m)

Nearest supermarketLina Food Centre · 205 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)

381m

Post office

Nearby shops

Nisa Local354 m
West Ham Food381 m
Plaistow Express718 m
Firat Supermarket752 m

Nearby cafes

Rial380 m
Grassroots497 m
Jerky's Spot537 m
Rainbow Cafe558 m

Nearby restaurants

Olympic Fish & Chips167 m
Station Fish Bar382 m
Chicken Village & Grill488 m
Greggs Outlet492 m

Nearby pubs

The Greyhound535 m
Arch 1980 m
Freaks and Geeks1.0 km
Ye Olde Black Bull1.1 km

Nearby gyms

Strength Ambassadors380 m
East London Rugby Football Club381 m

Nearby pharmacies

Wagpharm Chemist217 m

Nearby health

InHealth Diagnostic Centre929 m
Carpenters Practice930 m
Moorfields at Stratford1.1 km
Food hygiene (5-star)58% of 43

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

AEJ CONSTRUCTION LTD
AFM 2005 LTD
CLARKREADY LIMITED
NLESTA LIMITED
TORQUE MEDIA LIMITED

Investment

Investment grade, yield and market outlook

57

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score46/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

77.4

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,046m
Crossrail 2 route5,891m

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%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
64%
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)
43
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E15 3BH

Full postcodeE15 3BH
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.531055
Longitude0.005674
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