West Ham · Newham · West Ham and Beckton constituency · 51.53641, 0.01038

E15 3JX— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 51/100Yield 4.17%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
90
Transport
51
Environment
74
Investment
62

The bottom line

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

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Location

E15 3JX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E15 3JX

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

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Postcode Personality

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“The family fortress”

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How E15 3JX 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 · 1 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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 2 min walk

7 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

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 822m

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area38.7 m²

EPC breakdown

C
1%
D
5%
E
4%

Based on 10 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£96,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

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 4

Good

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

Nearby stations

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

56

Walkability score

337

Footpaths (500m)

0

Santander docks (800m)

1.1 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

45

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)321
Nearest car park101m
Santander docks (800m)0
Nearest cycle dock1.1 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% 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 AONB70% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 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

WEST HAM LANE CLINIC

84 WEST HAM LANE, E15 4PT

4 min walk

19

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

848

Parks (1km)

28

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (261 m)

Nearest supermarketOff License - Mini-Market · 481 m
16 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

1

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Local Store Food and Wine415 m
Plaistow Express589 m
Costcutter732 m
Global Food and Wine743 m

Nearby cafes

Rainbow Cafe215 m
Jerky's Spot316 m
Plaistow Cafe403 m
VIP Cafe409 m

Nearby restaurants

Tokyo Express161 m
Brunch American Inspired171 m
Mums Pizza & Cuisine177 m
Chicken Spot215 m

Nearby pubs

The Greyhound261 m
The Bay Tree449 m
Freaks and Geeks651 m
Queens Head729 m

Nearby gyms

City Boxing Camp716 m
Strength Ambassadors794 m
East London Rugby Football Club803 m
The Gym850 m

Nearby pharmacies

Wagpharm Chemist474 m
Vicarage Pharmacy589 m
Rohpharm Pharmacy831 m
Yemi Pharmacy1.1 km

Nearby health

Newham Vicarage Practice597 m
Vicarage Lane Transitional Team604 m
The Vicarage Lane Surgery610 m
Patient First Social Enterprise679 m
Food hygiene (5-star)37% of 102

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

62

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

48.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,725m
Crossrail 2 route6,070m

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)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
13
Local approval rate
82%
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)
119
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
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
Development Site Corner Of, Development Site Corner Of, Abbey Road, Eastbourne Road, E1536 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 3JX

Full postcodeE15 3JX
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.536406
Longitude0.010379
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