West Ham · Newham · West Ham and Beckton constituency · 51.53249, 0.01483

E15 3EU— West Ham, Newham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 62/100Yield 4.17%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
72
Schools
60
Transport
62
Environment
76
Investment
67

The bottom line

E15 3EU 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 3EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E15 3EU

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

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“High-connectivity investment target”

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How E15 3EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Portway Primary School

Not yet inspected · 3 min walk

KS2: 107.5

—

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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 6 min walk

8 primaries · 2 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

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is +79% above London average

Property

Prices, sales volume and market trends

Avg floor area64.3 m²

EPC breakdown

C
2%
D
20%
E
10%

Based on 32 properties · Confidence: high

Street mix

Terraced 32%Detached 4%Flat 56%Other 8%

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£160,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2022 · CAGR

+6.1%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.9%

per year

Acceleration

-15.17

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Detached4.8%
Terraced38.1%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£65k+10.6%1.8
Post-dot-com plateau2001–2004£80k£305k+281.3%1
Pre-crash peak2006–2007£170k£360k+111.8%1
GFC & correction2008–2011£190k£200k+5.3%1
Help-to-Buy recovery2014–2014£400k£400k+0%1
Brexit uncertainty2017–2018£280k£230k-17.9%1
Pandemic surge2021–2021£279k£279k+0%2
Rate-rise correction2022–2022£295k£295k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
7.2%
District
8.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

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
2.4 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
3 min walk
Abbey Road DLR StationDLR
10 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

44

Walkability score

187

Footpaths (500m)

0

Santander docks (800m)

1.5 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

30

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)317
Nearest car park294m
Santander docks (800m)0
Nearest cycle dock1.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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 waterLOW
Low
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: 6.3 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% 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

ROPHARM

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

4 min walk

11

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.7 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

856

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Victoria Tavern (455 m)

Nearest supermarketOff License - Mini-Market · 599 m
15 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)

0

Cinemas (2km)

860m

Post office

Nearby shops

Plaistow Express70 m
Costcutter346 m
This & That397 m
SM Food & Wine517 m

Nearby cafes

Family Cafe Restaurant9 m
Nota Bene37 m
Plaistow Cafe135 m
Jerky's Spot239 m

Nearby restaurants

Flavour Palace6 m
China Express150 m
Abuja Restaurant243 m
Fat Chaps248 m

Nearby pubs

Victoria Tavern455 m
The Lamb567 m
The Black Lion614 m
The Greyhound672 m

Nearby gyms

The Gym334 m
Strength Ambassadors475 m
East London Rugby Football Club485 m
Newham Boys Amateur Boxing Club744 m

Nearby pharmacies

Rohpharm Pharmacy321 m
Wagpharm Chemist592 m
Daystar Pharmacy754 m
Vicarage Pharmacy1.1 km

Nearby health

The Project Surgery343 m
Newham Vicarage Practice1.1 km
Vicarage Lane Transitional Team1.1 km
The Vicarage Lane Surgery1.1 km
Food hygiene (5-star)33% of 61

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ASIAN NOODLES LIMITED
BEMICHA LTD
BROTHERS 20 LTD
DARUL JANNAH TRUST AND STRATFORD MUSLIM CENTRE LIMITED
DELUX DRY CLEANERS LTD

+9 more

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 score14/100
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

31.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,501m
Crossrail 2 route6,463m

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
7
Local approval rate
84%
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)
261
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)

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 0AQ182 homes
completed
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
FORMER CORP. DEPOT & AMBULANCE STATION, FORMER CORP. DEPOT & AMBULANCE STATION, LONDON ROAD, SALMEN ROAD, E1360 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 3EU

Full postcodeE15 3EU
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.532490
Longitude0.014835
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