West Ham · Newham · West Ham and Beckton constituency · 51.53255, 0.00855

E15 3DW— West Ham, Newham

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

The family fortress

 

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

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
81
Schools
60
Transport
62
Environment
66
Investment
65

The bottom line

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

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Location

E15 3DW

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 3DW

🛡️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 3DW 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 · 1 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 19 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area63.7 m²

EPC breakdown

C
28%
D
20%
E
2%

Based on 50 properties · Confidence: high

Street mix

Semi 9%Terraced 46%Flat 46%

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£159,250
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+7.4%

Total change

+415%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.2%

per year

Acceleration

+10.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced45.5%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£104k+60%1
Post-dot-com plateau2001–2002£124k£165k+33.1%1
GFC & correction2008–2009£185k£125k-32.4%1
Help-to-Buy recovery2014–2014£198k£198k+0%3
Pandemic surge2021–2021£335k£335k+0%2

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
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
Abbey Road DLR StationDLR line
4 min walk
West Ham

Nearby stations

Abbey Road DLR StationDLR
4 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
8 min walk
No bus stops within 400m

59

Walkability score

366

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)

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Parking & EV

Car parks, spaces and charging points

37

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)346
Nearest car park47m
Santander docks (800m)0
Nearest cycle dock1.1 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% 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

10

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 2.1 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

743

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (384 m)

Nearest supermarketOff License - Mini-Market · 166 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)

594m

Post office

Nearby shops

Plaistow Express505 m
Nisa Local574 m
West Ham Food596 m
Local Store Food and Wine677 m

Nearby cafes

Jerky's Spot279 m
Plaistow Cafe351 m
Rainbow Cafe387 m
Family Cafe Restaurant445 m

Nearby restaurants

Olympic Fish & Chips182 m
Chicken Village & Grill228 m
Greggs Outlet232 m
Fat Chaps271 m

Nearby pubs

The Greyhound384 m
The Bay Tree891 m
Freaks and Geeks921 m
Queens Head997 m

Nearby gyms

Strength Ambassadors386 m
East London Rugby Football Club393 m
The Gym746 m
City Boxing Camp1.1 km

Nearby pharmacies

Wagpharm Chemist160 m
Rohpharm Pharmacy738 m
Vicarage Pharmacy1.0 km

Nearby health

Moorfields at Stratford1.0 km
Newham Vicarage Practice1.0 km
Vicarage Lane Transitional Team1.0 km
The Vicarage Lane Surgery1.0 km
Food hygiene (5-star)41% of 70

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BRIGHT HANDS SUPPORT CIC
CAT&CRIS TRANSPORT LTD
DOMINNOVATION LTD
ENAQWAS INNOVATIONS LTD
MAKKAL LOGISTICS LTD

+2 more

Investment

Investment grade, yield and market outlook

65

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

42.3

Price growth score

D
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,291m
Crossrail 2 route6,038m

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)
4
Planning apps (12 months)
17
Planning apps (3 years)
7
Local approval rate
71%
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)
115
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)

Clandboyne, Patmore, Beaumont, Collins Houses, Clandboyne, Patmore, Beaumont, Collins Houses, John Street, Plaistow Road, Stratford, E15 3EL100 homes
completed
Holbrook House, Holbrook House, Holbrook Road, Stratford, E15 3DZ71 homes
completed
Development Land, John Street, Stratford, E15 3EY70 homes
completed
48, 48, Church Street, Stratford, E15 3HX55 homes
completed
Development Site Corner Of, Development Site Corner Of, Abbey Road, Eastbourne Road, E1536 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 3DW

Full postcodeE15 3DW
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.532553
Longitude0.008551
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
Royal
Mail
Food Standards
Agency
Ofcom
Met
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