West Ham · Newham · West Ham and Beckton constituency · 51.53762, 0.01123

E15 4AN— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
76
Schools
90
Transport
40
Environment
85
Investment
46

The bottom line

E15 4AN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E15 4AN

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 4AN

🛡️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 4AN 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 · 9 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 3 min walk

6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 685m

Crime is +52% above 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£5,862/m²
Price per ft²£545/ft²
Avg floor area85.9 m²

EPC breakdown

C
9%
D
26%
E
4%

Based on 39 properties · Confidence: high

Street mix

Terraced 63%Flat 34%Other 3%

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£214,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.5%

Total change

+599%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.7%

per year

Acceleration

+37.93

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 29 sales

Property Type Mix

Total: 29 sales

Terraced65.5%
Flat/maisonette34.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£72k£102k+42.9%1.7
Post-dot-com plateau2001–2004£128k£236k+84%2
Pre-crash peak2005–2006£220k£144k-34.4%1.5
GFC & correction2008–2009£196k£185k-5.6%1
Help-to-Buy recovery2015–2015£120k£120k+0%1
Brexit uncertainty2017–2018£391k£245k-37.3%3.5
Pandemic surge2021–2021£448k£448k+0%2
Rate-rise correction2022–2023£650k£460k-29.2%1
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Weakest performer

Flat/maisonette

-1.4% alpha

Terraced-0.6% α
Local
8.3%
District
8.9%
Flat/maisonette-1.4% α
Local
4.6%
District
6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Plaistow Underground StationHammersmith & City line
9.8 min walk
Maryland

Nearby stations

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

50

Walkability score

273

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

46

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)301
Nearest car park111m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed477 Mbps
Median download441 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: 6.3 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 70%
More green space than 99% 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

NEWHAM VICARAGE PRACTICE

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

5 min walk

73%

Recommend GP

73%

Overall GP experience

19

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

878

Parks (1km)

29

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

28

Sports (1km)

0

Convenience

Nearest supermarketOff License - Mini-Market · 625 m
21 tennis courts2 swimming pools1 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)

806m

Post office

Nearby shops

Local Store Food and Wine425 m
Plaistow Express669 m
Global Food and Wine706 m
Costcutter759 m

Nearby cafes

VIP Cafe272 m
Rainbow Cafe326 m
Al-Bail Chicken398 m
Jerky's Spot433 m

Nearby restaurants

Tokyo Express80 m
Brunch American Inspired116 m
Roti Joupa252 m
Lam's Kitchen297 m

Nearby pubs

The Bay Tree312 m
The Greyhound370 m
Freaks and Geeks627 m
Queens Head701 m

Nearby gyms

City Boxing Camp585 m
Atherton Leisure Centre848 m
The Gym915 m
Strength Ambassadors931 m

Nearby pharmacies

Vicarage Pharmacy462 m
Wagpharm Chemist619 m
Rohpharm Pharmacy895 m
Yemi Pharmacy974 m

Nearby health

Newham Vicarage Practice472 m
Vicarage Lane Transitional Team479 m
The Vicarage Lane Surgery485 m
Patient First Social Enterprise579 m
Food hygiene (5-star)36% of 92

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BA CAPITAL ASSETS LTD
C&B SERV LTD
JPD CONSULTANCY LTD
KOSTIA G LIMITED
PATSURA LIMITED

+6 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 score20/100
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

44.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,871m
Crossrail 2 route6,105m

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)
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)
40
Planning apps (3 years)
13
Local approval rate
88%
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)
123
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
Development Land, John Street, Stratford, E15 3EY70 homes
completed
48, 48, Church Street, Stratford, E15 3HX55 homes
completed
WEST HAM LANE, DENSHAM ROAD, E1523 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 4AN

Full postcodeE15 4AN
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.537624
Longitude0.011226
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