West Ham · Newham · West Ham and Beckton constituency · 51.53496, 0.00769

E15 3LH— West Ham, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 61/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
81
Schools
90
Transport
61
Environment
73
Investment
51

The bottom line

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

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Location

E15 3LH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E15 3LH

🛡️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 3LH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Stratford Manor Primary School & Nursery

Not yet inspected · 3 min walk

KS2: 104.7

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 12 min walk

P8: +0.46A8: 56.9

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 · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.5 incidents per 1,000 residents

Better than 52% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour21%
Drug offences8%
Theft6%
Vehicle crime6%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.0km

Crime is 4% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,511/m²
Price per ft²£233/ft²
Avg floor area87.6 m²

EPC breakdown

C
10%
D
16%
E
2%

Based on 28 properties · Confidence: medium

Street mix

Terraced 100%

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£219,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+4.7%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.7%

per year

Acceleration

-69.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£67k£67k+0%1
Post-dot-com plateau2001–2004£127k£203k+59.8%1.2
Pre-crash peak2005–2007£215k£250k+16.3%1.3
GFC & correction2009–2012£220k£250k+13.6%1
Help-to-Buy recovery2013–2016£240k£395k+64.6%1
Pandemic surge2020–2020£410k£410k+0%1
Rate-rise correction2022–2022£475k£475k+0%1
Current market2024–2024£220k£220k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
6.7%
District
5.7%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
Abbey Road DLR StationDLR line
5.2 min walk
West Ham

Nearby stations

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

58

Walkability score

417

Footpaths (500m)

0

Santander docks (800m)

1.0 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

47

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)443
Nearest car park87m
Santander docks (800m)0
Nearest cycle dock1.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 5.9 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.6 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

17

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.3 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

733

Parks (1km)

25

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketOff License - Mini-Market · 246 m
8 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)

832m

Post office

Nearby shops

Local Store Food and Wine407 m
Plaistow Express635 m
Global Food and Wine758 m
Polski Sklep Gaska780 m

Nearby cafes

Rainbow Cafe113 m
Jerky's Spot332 m
Plaistow Cafe439 m
Cafe Olympic525 m

Nearby restaurants

Mums Pizza & Cuisine101 m
Pasta che Musica122 m
Chicken Spot145 m
Pizza Rush147 m

Nearby pubs

The Greyhound116 m
The Bay Tree649 m
Freaks and Geeks655 m
Queens Head732 m

Nearby gyms

Strength Ambassadors659 m
East London Rugby Football Club667 m
City Boxing Camp892 m
PureGym946 m

Nearby pharmacies

Wagpharm Chemist241 m
Vicarage Pharmacy765 m
Osbon Pharmacy913 m
Boots954 m

Nearby health

Moorfields at Stratford753 m
Newham Vicarage Practice770 m
Vicarage Lane Transitional Team775 m
The Vicarage Lane Surgery780 m
Food hygiene (5-star)40% of 87

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

DAS BRASS LTD
DAS PRODUCTIONS LTD
LEVELS ABOVE THE REST LTD
LEVELS SPORTS CIC
TERRY BOBIE PROPERTIES LTD

+2 more

Investment

Investment grade, yield and market outlook

51

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

55.8

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 route7,491m
Crossrail 2 route5,918m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,511 nationally

1,857

Est. population

30,000/km²

56%

Employed

33%

Degree educated

£37,300

Median income

12.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

28%
27%
21%
18%
Under 1828%
18–3427%
35–4921%
50–6418%
65+7%

Tenure

20%
63%
Own outright6%
Own (mortgage)10%
Private rent20%
Social rent63%
Shared ownership0%
Rent free1%

Ethnicity

14%
28%
34%
White British14%
White Other12%
Asian28%
Black34%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household57%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Social rent63%
Private rent20%

vs. London

Income vs London-11.2%

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)
30
Planning apps (3 years)
9
Local approval rate
83%
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)
115
Largest scheme
229 homes · FORMER MATTESSONS WALLS LTD PREMISES, 173, FORMER MATTESSONS WALLS LTD PREMISES, 173, MANOR ROAD, E15
Pipeline pressure
NONE

Named schemes (500m)

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
2 - 34, 2 - 34, Meath Road, Stratford, E15 3DP34 homes
completed
WEST HAM LANE, DENSHAM ROAD, E1523 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 3LH

Full postcodeE15 3LH
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.534960
Longitude0.007691
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