West Ham · Newham · West Ham and Beckton constituency · 51.53417, 0.01230

E15 3EF— West Ham, Newham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 58/100Yield 4.17%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
72
Schools
90
Transport
58
Environment
88
Investment
67

The bottom line

E15 3EF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E15 3EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E15 3EF

🛡️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

“High-connectivity investment target”

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How E15 3EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Ham Church Primary School

Not yet inspected · 4 min walk

KS2: 104.3

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 14 min walk

P8: +0.46A8: 56.9

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 · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

116.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+29% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences27%
Other26%
Theft5%
Vehicle crime5%
Burglary4%
Drug offences4%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +79% above London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

B
9%
C
6%

Based on 15 properties · Confidence: medium

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£176,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
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 Distribution

P25: £75k–£100k · P75: £75k–£100k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£98k£98k+0%1

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
5.5 min walk
West Ham

Nearby stations

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

52

Walkability score

255

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

40

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)376
Nearest car park38m
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB87% green spaceTree canopy: 49%
More green space than 99% 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

6 min walk

77%

Recommend GP

77%

Overall GP experience

17

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

841

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (427 m)

Nearest supermarketOff License - Mini-Market · 442 m
18 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)

878m

Post office

Nearby shops

Plaistow Express318 m
Costcutter520 m
This & That644 m
Local Store Food and Wine672 m

Nearby cafes

Jerky's Spot48 m
Plaistow Cafe122 m
Family Cafe Restaurant262 m
Nota Bene293 m

Nearby restaurants

Abuja Restaurant49 m
Fat Chaps51 m
Greggs Outlet84 m
Chicken Village & Grill89 m

Nearby pubs

The Greyhound427 m
The Lamb656 m
The Bay Tree702 m
Victoria Tavern703 m

Nearby gyms

Strength Ambassadors562 m
East London Rugby Football Club572 m
The Gym585 m
City Boxing Camp976 m

Nearby pharmacies

Wagpharm Chemist435 m
Rohpharm Pharmacy569 m
Vicarage Pharmacy853 m

Nearby health

The Project Surgery569 m
Newham Vicarage Practice863 m
Vicarage Lane Transitional Team870 m
The Vicarage Lane Surgery876 m
Food hygiene (5-star)33% of 70

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HAAE712 LTD
MW PROPERTY MANAGEMENT AND MORE LTD

Investment

Investment grade, yield and market outlook

67

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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

33.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,579m
Crossrail 2 route6,249m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,425 nationally

1,890

Est. population

26,548/km²

58%

Employed

38%

Degree educated

£38,600

Median income

10.8%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

24%
27%
22%
18%
Under 1824%
18–3427%
35–4922%
50–6418%
65+9%

Tenure

27%
49%
Own outright10%
Own (mortgage)10%
Private rent27%
Social rent49%
Shared ownership3%
Rent free1%

Ethnicity

13%
17%
33%
27%
White British13%
White Other17%
Asian33%
Black27%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household57%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent49%
Private rent27%

vs. London

Income vs London-8.1%

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)
22
Planning apps (3 years)
11
Local approval rate
82%
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 3EF

Full postcodeE15 3EF
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.534170
Longitude0.012299
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