West Ham · Newham · West Ham and Beckton constituency · 51.53292, 0.01209

E15 3EA— West Ham, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 59/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
85
Schools
60
Transport
59
Environment
86
Investment
54

The bottom line

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

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Location

E15 3EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for E15 3EA

🛡️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 3EA 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 · 3 min walk

KS2: 111.5

—

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 · 4 min walk

8 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

37.5 incidents per 1,000 residents

Better than 73% of London
→ Stable

-59% vs borough

Crime by type

Violence & sexual offences42%
Other21%
Vehicle crime18%
Anti-social behaviour14%
Theft3%
Drug offences2%
Robbery0%
Burglary0%

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 · 1.2km

Crime is 42% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,029/m²
Price per ft²£467/ft²
Avg floor area88.1 m²

EPC breakdown

C
8%
D
23%
E
4%
F
2%
G
1%

Based on 38 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£220,250
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, 100 mm 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

1996–2025 · CAGR

+8.1%

Total change

+858%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.7%

per year

Acceleration

+64.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 47 sales

Property Type Mix

Total: 47 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£119k+122.5%2
Post-dot-com plateau2001–2003£129k£178k+37.8%2.7
Pre-crash peak2005–2007£221k£240k+8.6%3.3
GFC & correction2008–2012£250k£330k+32%1.5
Help-to-Buy recovery2013–2016£265k£392k+47.8%2
Brexit uncertainty2017–2019£512k£520k+1.7%1
Pandemic surge2021–2021£443k£443k+0%1
Rate-rise correction2023–2023£430k£430k+0%1
Current market2024–2025£350k£510k+45.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
10.5%
District
10.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Plaistow Underground StationHammersmith & City line
4.5 min walk
West Ham

Nearby stations

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

53

Walkability score

271

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf33 min ↓
City ★32 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

35

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)376
Nearest car park169m
Santander docks (800m)0
Nearest cycle dock1.3 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: 20.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 70%
More green space than 99% 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

6 min walk

77%

Recommend GP

77%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

833

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (491 m)

Nearest supermarketOff License - Mini-Market · 406 m
17 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)

757m

Post office

Nearby shops

Plaistow Express267 m
Costcutter527 m
This & That591 m
SM Food & Wine712 m

Nearby cafes

Jerky's Spot95 m
Plaistow Cafe106 m
Family Cafe Restaurant205 m
Nota Bene229 m

Nearby restaurants

Abuja Restaurant96 m
Fat Chaps97 m
China Express100 m
Greggs Outlet114 m

Nearby pubs

The Greyhound491 m
Victoria Tavern648 m
The Lamb712 m
The Bay Tree839 m

Nearby gyms

Strength Ambassadors423 m
East London Rugby Football Club433 m
The Gym526 m
City Boxing Camp1.1 km

Nearby pharmacies

Wagpharm Chemist399 m
Rohpharm Pharmacy514 m
Vicarage Pharmacy988 m

Nearby health

The Project Surgery539 m
Newham Vicarage Practice998 m
Vicarage Lane Transitional Team1.0 km
The Vicarage Lane Surgery1.0 km
Food hygiene (5-star)38% of 64

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ARCHY ART LTD
CONSCIOUS FUTURE LTD
GETUVISA LIMITED
GHA & VB LIMITED
JEM MARVELS LIMITED

+4 more

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score18/100
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

8/100

Velocity score

Future outlook

52.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,450m
Crossrail 2 route6,266m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,850 nationally

2,425

Est. population

30,000/km²

64%

Employed

40%

Degree educated

£37,300

Median income

6.4%

Claimant rate

Urban coreVery high densityRenters

34

Community stability

Age profile

20%
32%
24%
14%
Under 1820%
18–3432%
35–4924%
50–6414%
65+9%

Tenure

18%
20%
41%
18%
Own outright18%
Own (mortgage)20%
Private rent41%
Social rent18%
Shared ownership2%
Rent free0%

Ethnicity

18%
24%
31%
15%
White British18%
White Other24%
Asian31%
Black15%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household51%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent41%
Social rent18%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
8
Local approval rate
83%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
300
Largest scheme
182 homes · Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ
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
2 - 34, 2 - 34, Meath Road, Stratford, E15 3DP34 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 3EA

Full postcodeE15 3EA
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.532915
Longitude0.012085
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
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Companies
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