West Ham · Newham · West Ham and Beckton constituency · 51.53548, 0.01651

E15 3PY— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
84
Schools
100
Transport
54
Environment
82
Investment
52

The bottom line

E15 3PY 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 3PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for E15 3PY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E15 3PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Portway Primary School

Not yet inspected · 2 min walk

KS2: 107.5

★★★

Secondary

St Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 9 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 6 min walk

11 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

46.6 incidents per 1,000 residents

Better than 65% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences23%
Vehicle crime14%
Drug offences5%
Burglary5%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 997m

Crime is 28% below London average

Property

2 Jul

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£5,438/m²
Price per ft²£505/ft²
Avg floor area77.2 m²

EPC breakdown

C
11%
D
31%
E
5%
F
2%

Based on 49 properties · Confidence: high

Street mix

Semi 2%Terraced 73%Flat 24%Other 2%

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£193,000
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+7.1%

Total change

+679%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.1%

per year

Acceleration

+91.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached1.8%
Terraced76.8%
Flat/maisonette21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£54k£75k+38.4%2.6
Post-dot-com plateau2001–2004£108k£245k+126.9%3.2
Pre-crash peak2006–2007£239k£245k+2.7%2.5
GFC & correction2009–2012£240k£267k+11%1.5
Help-to-Buy recovery2014–2016£185k£430k+132.4%3
Brexit uncertainty2017–2019£610k£341k-44.1%1
Pandemic surge2020–2021£326k£375k+15%1.5
Rate-rise correction2022–2023£610k£690k+13.1%1
Current market2024–2025£310k£422k+36.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-4.3% alpha

Terraced-0.3% α
Local
10.5%
District
10.8%
Flat/maisonette-4.3% α
Local
-0.4%
District
3.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Plaistow Underground StationHammersmith & City line
5.6 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
6 min walk
Abbey Road DLR StationDLR
12 min walk
West HamNational Rail
14 min walk
West Ham Underground StationJubilee · District
14 min walk
West Ham DLR StationDLR
15 min walk
No bus stops within 400m

38

Walkability score

158

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)

11

EV chargers (800m)

Total spaces (800m)279
Nearest car park296m
Santander docks (800m)0
Nearest cycle dock1.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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: 20.0 µg/m³ · PM2.5: 9.0 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: 6.5 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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

6 min walk

11

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalA&E Department · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

818

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Lamb (349 m)

Nearest supermarketOff License - Mini-Market · 767 m
12 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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Costcutter328 m
Plaistow Express353 m
SM Food & Wine557 m
This & That561 m

Nearby cafes

Plaistow Cafe319 m
Family Cafe Restaurant349 m
Jerky's Spot363 m
Nota Bene368 m

Nearby restaurants

China Express321 m
Brunch American Inspired321 m
Flavour Palace347 m
Tokyo Express358 m

Nearby pubs

The Lamb349 m
Victoria Tavern615 m
The Bay Tree671 m
The Greyhound679 m

Nearby gyms

The Gym530 m
Newham Boys Amateur Boxing Club689 m
Strength Ambassadors813 m
East London Rugby Football Club823 m

Nearby pharmacies

Rohpharm Pharmacy507 m
Wagpharm Chemist759 m
Vicarage Pharmacy829 m
Daystar Pharmacy869 m

Nearby health

The Project Surgery448 m
Newham Vicarage Practice843 m
Vicarage Lane Transitional Team849 m
The Vicarage Lane Surgery856 m
Food hygiene (5-star)30% of 70

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

E

High street health

Registered businesses

GOSPORT CONSULTING LTD
KB LEGAL ASSOCIATES LTD
REGINA WILLIAMS GLOBAL VOICE OF RESILIENCE LTD
SICKLE CELL SUPPORT SCHEME
VOICES OF RESILIENCE GLOBAL CIC

Investment

Investment grade, yield and market outlook

52

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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

49.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,848m
Crossrail 2 route6,507m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,954 nationally

1,889

Est. population

30,000/km²

67%

Employed

38%

Degree educated

£38,600

Median income

6.8%

Claimant rate

Inner cityVery high densityMixed

35

Community stability

Age profile

20%
31%
23%
19%
Under 1820%
18–3431%
35–4923%
50–6419%
65+8%

Tenure

17%
20%
40%
23%
Own outright17%
Own (mortgage)20%
Private rent40%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

20%
25%
25%
17%
White British20%
White Other25%
Asian25%
Black17%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household44%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent40%
Social rent23%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
12
Local approval rate
89%
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
NEWHAM MATERNITY HOSPITAL AREA I, NEWHAM MATERNITY HOSPITAL AREA I, FOREST LANE, E733 homes
completed
96, 96, Libra Road, Plaistow, E13 0LF17 homes
completed
BRITANNIA MEWS, OFF, BRITANNIA MEWS, OFF, WEST ROAD, E1512 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 3PY

Full postcodeE15 3PY
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.535483
Longitude0.016510
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