West Ham · Newham · West Ham and Beckton constituency · 51.53045, 0.00873

E15 3DL— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 62/100Yield 4.17%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
81
Schools
60
Transport
62
Environment
64
Investment
68

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E15 3DL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E15 3DL meets your needs.

Location

E15 3DL

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 3DL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E15 3DL with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E15 3DL 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 · 1 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 7 min walk

8 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)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.5km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area84.3 m²

EPC breakdown

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

Based on 40 properties · Confidence: high

Street mix

Semi 3%Terraced 74%Flat 23%

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£210,750
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)
Roof(another dwelling above)
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

1996–2022 · CAGR

+7.5%

Total change

+549%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.7%

per year

Acceleration

+71.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced74.2%
Flat/maisonette22.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£60k-11.6%1.5
Post-dot-com plateau2001–2004£135k£236k+74.8%2
Pre-crash peak2006–2007£290k£350k+20.7%1
GFC & correction2009–2012£148k£300k+102.7%1.3
Help-to-Buy recovery2013–2015£250k£295k+18%1.7
Brexit uncertainty2017–2018£282k£465k+65.2%1
Pandemic surge2020–2020£315k£315k+0%1
Rate-rise correction2022–2022£440k£440k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
6.3%
District
7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Ham Underground StationJubilee line
3.5 min walk
West Ham

Nearby stations

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

51

Walkability score

299

Footpaths (500m)

0

Santander docks (800m)

1.2 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

29

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)332
Nearest car park136m
Santander docks (800m)0
Nearest cycle dock1.2 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 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: 5.9 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 46%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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 · 2.0 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

690

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 (613 m)

Nearest supermarketOff License - Mini-Market · 327 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)

397m

Post office

Nearby shops

Nisa Local386 m
West Ham Food400 m
Plaistow Express535 m
Firat Supermarket611 m

Nearby cafes

Grassroots393 m
Rial394 m
Jerky's Spot436 m
Plaistow Cafe459 m

Nearby restaurants

Olympic Fish & Chips304 m
Station Fish Bar403 m
Chicken Village & Grill409 m
Greggs Outlet411 m

Nearby pubs

The Greyhound613 m
Arch 1954 m
The Bay Tree1.1 km

Nearby gyms

Strength Ambassadors172 m
East London Rugby Football Club176 m
The Gym715 m

Nearby pharmacies

Wagpharm Chemist326 m
Rohpharm Pharmacy715 m

Nearby health

Star Lane Medical Centre1.2 km
Food hygiene (5-star)45% of 62

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
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

COCOGIFTS LIMITED
ODIIBO LTD
SEO WEB DESIGNER LTD
YULIN CHINESE TAKEAWAY LIMITED

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 score17/100
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

46.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,096m
Crossrail 2 route6,114m

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)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
7
Local approval rate
67%
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)
114
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
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

Live in E15 3DL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E15 3DL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E15 3DL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E15 3DL

Full postcodeE15 3DL
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.530445
Longitude0.008732
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