West Ham · Newham · West Ham and Beckton constituency · 51.54045, 0.01259

E15 4AH— West Ham, Newham

Location and area intelligence for E15 4AH, West Ham, Newham

The family fortress

 

Schools 100%Safety 76/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
90
Transport
48
Environment
82
Investment
46

The bottom line

E15 4AH 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 4AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for E15 4AH

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E15 4AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Park Primary School

Good · Inspected May 2023 · 3 min walk

KS2: 107.2

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 6 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.6 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+9% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences24%
Other17%
Drug offences11%
Vehicle crime10%
Theft6%
Burglary5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 385m

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,710/m²
Price per ft²£530/ft²
Avg floor area95.7 m²

EPC breakdown

C
1%
D
13%

Based on 14 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£239,250
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

1998–2025 · CAGR

+9.5%

Total change

+1059%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.8%

per year

Acceleration

+52.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£58k£58k+0%1
Post-dot-com plateau2001–2003£133k£214k+61.5%1.3
Pre-crash peak2005–2006£250k£270k+8%1
GFC & correction2010–2010£273k£273k+0%1
Help-to-Buy recovery2014–2016£430k£495k+15.1%1.5
Brexit uncertainty2018–2018£490k£490k+0%1
Pandemic surge2021–2021£574k£574k+0%2
Current market2024–2025£488k£673k+37.8%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
4%
District
4.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Maryland StationElizabeth line line
9.2 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
10 min walk
MarylandNational Rail
10 min walk
Stratford High Street DLR StationDLR
12 min walk
Plaistow Underground StationHammersmith & City · District
13 min walk
Stratford DLR StationDLR
14 min walk
No bus stops within 400m

45

Walkability score

210

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 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

44

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)278
Nearest car park158m
Santander docks (800m)0
Nearest cycle dock1.2 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: 20.0 µg/m³ · PM2.5: 12.0 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: 64%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.1 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

NEWHAM VICARAGE PRACTICE

VICARAGE LANE HEALTH CENTRE, 10 VICARAGE LANE, STRATFORD, E15 4ES

3 min walk

73%

Recommend GP

73%

Overall GP experience

17

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

887

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

0

Convenience

Nearest supermarketOff License - Mini-Market · 945 m
21 tennis courts2 swimming pools

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)

833m

Post office

Nearby shops

Local Store Food and Wine569 m
Global Food and Wine696 m
P & P News762 m
Tidjara801 m

Nearby cafes

VIP Cafe120 m
Al-Bail Chicken162 m
Slice of Meat209 m
Creamy Cup349 m

Nearby restaurants

Lam's Kitchen113 m
Royal Indian113 m
Tasty Fish and Kebab121 m
Roti Joupa125 m

Nearby pubs

The Bay Tree114 m
The Greyhound656 m
Freaks and Geeks659 m
012 Bar & Grill Restaurant699 m

Nearby gyms

City Boxing Camp318 m
Atherton Leisure Centre519 m
Old Spotted Dog Ground650 m

Nearby pharmacies

Vicarage Pharmacy232 m
Yemi Pharmacy774 m
Cartwrights Pharmacy871 m
Wagpharm Chemist939 m

Nearby health

Newham Vicarage Practice247 m
Vicarage Lane Transitional Team253 m
The Vicarage Lane Surgery258 m
Irmadent344 m
Food hygiene (5-star)41% of 74

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AMAZING LIFE PROJECTS LTD
ARCADIA CO-HOUSING CIC
H3:4 LTD
OMEGA7 DRY WALL LTD
SEVEN+ DEVELOPMENTS LTD

+1 more

Investment

Investment grade, yield and market outlook

46

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 score18/100
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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,190m
Crossrail 2 route6,158m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,998 nationally

1,825

Est. population

9,635/km²

64%

Employed

41%

Degree educated

£45,300

Median income

5.8%

Claimant rate

SuburbanHigh densityRenters

36

Community stability

Age profile

18%
30%
26%
16%
Under 1818%
18–3430%
35–4926%
50–6416%
65+11%

Tenure

22%
18%
40%
19%
Own outright22%
Own (mortgage)18%
Private rent40%
Social rent19%
Shared ownership1%
Rent free0%

Ethnicity

21%
25%
24%
21%
White British21%
White Other25%
Asian24%
Black21%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household48%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent40%
Social rent19%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
43
Planning apps (3 years)
16
Local approval rate
93%
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)
88
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
Pipeline pressure
NONE

Named schemes (500m)

LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF201 homes
completed
110 - 118, 110 - 118, Romford Road, Stratford, E15 4JE41 homes
completed
92, 92, Romford Road, Stratford, E15 4EH38 homes
completed
2, 2, Faraday Road, Stratford, E15 4JT31 homes
completed
40-130, 40-130, DIRLETON ROAD, E1519 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 4AH

Full postcodeE15 4AH
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.540451
Longitude0.012591
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