West Ham · Newham · West Ham and Beckton constituency · 51.53283, 0.01246

E15 3EE— West Ham, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 60/100Yield 4.17%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
85
Schools
60
Transport
60
Environment
86
Investment
68

The bottom line

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

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Location

E15 3EE

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 3EE

🛡️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 3EE 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 · 4 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 · 5 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)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area85.1 m²

EPC breakdown

B
1%
C
8%

Based on 9 properties · Confidence: low

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£212,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction eraNO DATA!
WallsAverage thermal transmittance 0.21 W/m?K
RoofAverage thermal transmittance 0.15 W/m?K
Heating fuelmains gas - this is for backwards compatibility only and should not be used
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
4.2 min walk
West Ham

Nearby stations

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

51

Walkability score

252

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)374
Nearest car park182m
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 AONB80% 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

ROPHARM

UNI1 1 OPUS STUDIOS, 212 PLAISTOW ROAD, E13 0AL

6 min walk

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

844

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Greyhound (517 m)

Nearest supermarketOff License - Mini-Market · 432 m
20 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)

766m

Post office

Nearby shops

Plaistow Express240 m
Costcutter502 m
This & That563 m
SM Food & Wine686 m

Nearby cafes

Plaistow Cafe89 m
Jerky's Spot108 m
Family Cafe Restaurant177 m
Nota Bene202 m

Nearby restaurants

China Express87 m
Abuja Restaurant110 m
Fat Chaps112 m
Greggs Outlet137 m

Nearby pubs

The Greyhound517 m
Victoria Tavern620 m
The Lamb693 m
The Black Lion781 m

Nearby gyms

Strength Ambassadors422 m
East London Rugby Football Club432 m
The Gym499 m
City Boxing Camp1.1 km

Nearby pharmacies

Wagpharm Chemist425 m
Rohpharm Pharmacy487 m
Vicarage Pharmacy1.0 km

Nearby health

The Project Surgery512 m
Newham Vicarage Practice1.0 km
Vicarage Lane Transitional Team1.0 km
The Vicarage Lane Surgery1.0 km
Food hygiene (5-star)36% of 66

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

LUMOURA OFFICIAL LTD

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 score18/100
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

43.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,454m
Crossrail 2 route6,294m

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)
7
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)
284
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
2 - 34, 2 - 34, Meath Road, Stratford, E15 3DP34 homes
completed
Harcourt House, 82, Harcourt House, 82, Harcourt Road, Stratford, E15 3DJ31 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 3EE

Full postcodeE15 3EE
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.532828
Longitude0.012456
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