West Ham · Newham · West Ham and Beckton constituency · 51.53505, 0.00237

E15 3LN— West Ham, Newham

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

The family fortress

 

Top 10% LondonSchools 100%Safety 79/100Transport 69/100Yield 4.17%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
73
Safety
79
Schools
90
Transport
69
Environment
60
Investment
63

The bottom line

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

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Location

E15 3LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for E15 3LN

🛡️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 3LN 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 · 5 min walk

KS2: 104.7

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 13 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.0 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour20%
Other17%
Vehicle crime11%
Drug offences11%
Robbery5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area62 m²

EPC breakdown

C
5%
D
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 20%Flat 80%

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£155,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (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

2003–2019 · CAGR

+3.1%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.5%

per year

Acceleration

-109.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Terraced20%
Flat/maisonette80%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£158k£158k+0%2
Help-to-Buy recovery2014–2016£140k£282k+101.4%1
Brexit uncertainty2019–2019£258k£258k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Abbey Road DLR StationDLR line
4.3 min walk
West Ham

Nearby stations

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

57

Walkability score

204

Footpaths (500m)

1

Santander docks (800m)

0.7 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

53

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)537
Nearest car park55m
Santander docks (800m)1
Nearest cycle dock0.7 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% 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

3 min walk

77%

Recommend GP

77%

Overall GP experience

15

GPs within 1km

1

Dentists within 1km

Nearest hospitalA&E Department · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

637

Parks (1km)

35

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (315 m)

Nearest supermarketLina Food Centre · 346 m
6 tennis courts2 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)

2

Cinemas (2km)

621m

Post office

Nearby shops

Local Store Food and Wine407 m
Polski Sklep Gaska588 m
Happy Off Licence660 m
Global Food and Wine660 m

Nearby cafes

Sodexo Ltd205 m
The Grand268 m
Rainbow Cafe361 m
The Westbridge Coffee House423 m

Nearby restaurants

Pasta che Musica269 m
Pizza Rush362 m
Chicken Spot366 m
Olympic Fish & Chips372 m

Nearby pubs

The Greyhound315 m
Freaks and Geeks565 m
Ye Olde Black Bull579 m
The Abbey Tap596 m

Nearby gyms

City Bouldering Stratford499 m
Anytime Fitness528 m
Stratford Padel Club568 m
Gym 1971730 m

Nearby pharmacies

Wagpharm Chemist360 m
Osbon Pharmacy751 m
Boots767 m
Vicarage Pharmacy905 m

Nearby health

Carpenters Practice462 m
InHealth Diagnostic Centre464 m
DentalSpace512 m
Moorfields at Stratford591 m
Food hygiene (5-star)44% of 133

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

TYCOON PROPERTY MAINTENANCE LTD

Investment

Investment grade, yield and market outlook

63

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 score22/100
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

60.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,312m
Crossrail 2 route5,556m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,535 nationally

1,751

Est. population

18,074/km²

55%

Employed

37%

Degree educated

£37,300

Median income

8.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

24%
27%
23%
17%
Under 1824%
18–3427%
35–4923%
50–6417%
65+10%

Tenure

17%
25%
48%
Own outright8%
Own (mortgage)17%
Private rent25%
Social rent48%
Shared ownership2%
Rent free1%

Ethnicity

16%
15%
33%
25%
White British16%
White Other15%
Asian33%
Black25%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household49%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent48%
Private rent25%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
17
Local approval rate
78%
Borough approval rate
76%
Historic landfill (400m)
1
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)
50
Largest scheme
342 homes · Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS
Pipeline pressure
NONE

Named schemes (500m)

Burford Square, Burford Square, Channelsea Road, Cam Road, Stratford, E15 2SZ164 homes
completed
LAND KNOWN AS, LAND KNOWN AS, BURFORD ROAD, CHANNELSEA ROAD, WHARF ROAD, CAM ROAD, E15 2SP130 homes
completed
Development Site Corner Of, Development Site Corner Of, Abbey Road, Eastbourne Road, E1536 homes
completed
PREVIOUSLY 27-55, PREVIOUSLY 27-55, ARTHINGWORTH STREET, E1520 homes
completed
Baptist Tabernacle, Baptist Tabernacle, West Ham Lane, Stratford, E15 4PT17 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 3LN

Full postcodeE15 3LN
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.535050
Longitude0.002374
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
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