West Ham · Newham · West Ham and Beckton constituency · 51.53621, 0.00756

E15 3HU— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 55/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
55
Environment
73
Investment
49

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E15 3HU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E15 3HU

🛡️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 3HU 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 · 3 min walk

KS2: 104.3

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 10 min walk

P8: +0.46A8: 56.9

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 · 2 min walk

6 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

96.0 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+6% vs borough

Crime by type

Other23%
Anti-social behaviour22%
Violence & sexual offences20%
Vehicle crime11%
Drug offences8%
Theft7%
Burglary6%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Stratford Fire Station · 877m

Crime is +48% above London average

Property

12 Jun

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£10,740/m²
Price per ft²£998/ft²
Avg floor area57.2 m²

EPC breakdown

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

Based on 18 properties · Confidence: medium

Street mix

Semi 8%Terraced 8%Detached 8%Flat 39%Other 39%

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£143,000
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)
Roof(another dwelling above)
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

2000–2014 · CAGR

+8.7%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.3%

per year

Acceleration

+42.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Detached12.5%
Semi-detached12.5%
Terraced12.5%
Flat/maisonette62.5%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£70k£70k+0%1
Post-dot-com plateau2004–2004£185k£185k+0%1
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2010–2012£115k£157k+37.1%1.3
Help-to-Buy recovery2014–2014£225k£225k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey Road DLR StationDLR line
6.5 min walk
West Ham

Nearby stations

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

55

Walkability score

415

Footpaths (500m)

0

Santander docks (800m)

0.9 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

46

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)424
Nearest car park36m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

86%

Full fibre

62%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed389 Mbps
Median download427 Mbps
Superfast coverage86%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.8 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

2 min walk

77%

Recommend GP

77%

Overall GP experience

18

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.4 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

729

Parks (1km)

32

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketOff License - Mini-Market · 375 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

681m

Post office

Nearby shops

Local Store Food and Wine282 m
Global Food and Wine633 m
Polski Sklep Gaska677 m
Plaistow Express717 m

Nearby cafes

Rainbow Cafe31 m
Cafe Olympic398 m
Jerky's Spot415 m
Sawmill Cafe433 m

Nearby restaurants

Chicken Spot19 m
Pizza Rush23 m
Mums Pizza & Cuisine51 m
Pasta che Musica123 m

Nearby pubs

The Greyhound72 m
The Bay Tree524 m
Freaks and Geeks532 m
Queens Head610 m

Nearby gyms

City Boxing Camp757 m
Strength Ambassadors796 m
East London Rugby Football Club804 m
PureGym824 m

Nearby pharmacies

Wagpharm Chemist371 m
Vicarage Pharmacy631 m
Osbon Pharmacy798 m
Boots844 m

Nearby health

Newham Vicarage Practice635 m
Vicarage Lane Transitional Team641 m
Moorfields at Stratford642 m
The Vicarage Lane Surgery646 m
Food hygiene (5-star)42% of 108

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

HILAL LIMITED
LEDWITH MURAYAMA LTD
SABER CATERING LTD
SILLAURA LONDON LTD
SN PIZZA LIMITED

Investment

Investment grade, yield and market outlook

49

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

60.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,607m
Crossrail 2 route5,881m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,663 nationally

2,197

Est. population

12,350/km²

58%

Employed

39%

Degree educated

£37,300

Median income

7.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

28%
30%
21%
16%
Under 1828%
18–3430%
35–4921%
50–6416%
65+7%

Tenure

15%
23%
46%
Own outright11%
Own (mortgage)15%
Private rent23%
Social rent46%
Shared ownership4%
Rent free0%

Ethnicity

15%
15%
25%
28%
White British15%
White Other15%
Asian25%
Black28%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household51%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent46%
Private rent23%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
10
Local approval rate
84%
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)
123
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
Pipeline pressure
NONE

Named schemes (500m)

48, 48, Church Street, Stratford, E15 3HX55 homes
completed
Development Site Corner Of, Development Site Corner Of, Abbey Road, Eastbourne Road, E1536 homes
completed
2 - 34, 2 - 34, Meath Road, Stratford, E15 3DP34 homes
completed
WEST HAM LANE, DENSHAM ROAD, E1523 homes
completed
Land To The Rear Of 52 To 66 Eastbourne Road Stratford London E15, Land To The Rear Of 52 To 66 Eastbourne Road, E1521 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 3HU

Full postcodeE15 3HU
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.536212
Longitude0.007559
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