West Ham · Newham · West Ham and Beckton constituency · 51.53672, 0.00757

E15 4BS— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 54/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
54
Environment
73
Investment
51

The bottom line

E15 4BS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E15 4BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E15 4BS

🛡️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 4BS 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 · 3 min walk

KS2: 104.3

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 10 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 19 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

96.0 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+6% vs borough

Crime by type

Other23%
Anti-social behaviour22%
Violence & sexual offences20%
Vehicle crime11%
Drug offences8%
Theft7%
Burglary6%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 823m

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,514/m²
Price per ft²£791/ft²
Avg floor area47.6 m²

EPC breakdown

C
5%
D
12%
E
6%

Based on 23 properties · Confidence: medium

Street mix

Terraced 44%Flat 56%

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£119,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (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

1998–2026 · CAGR

+7.3%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+14.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Terraced46.2%
Flat/maisonette53.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£90k+63.6%1
Post-dot-com plateau2001–2003£97k£146k+51.3%2.5
Pre-crash peak2005–2007£174k£179k+2.8%1
GFC & correction2009–2011£130k£165k+26.9%1
Help-to-Buy recovery2013–2016£158k£325k+105.7%3
Brexit uncertainty2018–2018£270k£270k+0%2
Rate-rise correction2022–2023£192k£400k+108.3%2
Current market2024–2026£368k£393k+6.7%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced-0.5% α
Local
1.5%
District
2%
Flat/maisonette-1.7% α
Local
6.7%
District
8.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey Road DLR StationDLR line
7.1 min walk
West Ham

Nearby stations

Abbey Road DLR StationDLR
7 min walk
Stratford High Street DLR StationDLR
8 min walk
Plaistow Underground StationHammersmith & City · District
11 min walk
West HamNational Rail
12 min walk
Stratford DLR StationDLR
12 min walk
No bus stops within 400m

55

Walkability score

422

Footpaths (500m)

0

Santander docks (800m)

0.9 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)

10

EV chargers (800m)

Total spaces (800m)424
Nearest car park91m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 6.0 km away✗ Not Green Belt✗ Not AONB67% 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

WEST HAM LANE CLINIC

84 WEST HAM LANE, E15 4PT

2 min walk

18

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

733

Parks (1km)

34

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketOff License - Mini-Market · 430 m
9 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)

644m

Post office

Nearby shops

Local Store Food and Wine239 m
Global Food and Wine587 m
Polski Sklep Gaska643 m
K. Parsons Butchers678 m

Nearby cafes

Rainbow Cafe86 m
Cafe Olympic352 m
Sawmill Cafe388 m
VIP Cafe441 m

Nearby restaurants

Pizza Rush57 m
Chicken Spot57 m
Mums Pizza & Cuisine101 m
Pasta che Musica165 m

Nearby pubs

The Greyhound115 m
The Bay Tree475 m
Freaks and Geeks488 m
Queens Head567 m

Nearby gyms

City Boxing Camp703 m
PureGym779 m
Strength Ambassadors850 m
East London Rugby Football Club858 m

Nearby pharmacies

Wagpharm Chemist426 m
Vicarage Pharmacy577 m
Osbon Pharmacy756 m
Boots805 m

Nearby health

Newham Vicarage Practice581 m
Vicarage Lane Transitional Team586 m
The Vicarage Lane Surgery591 m
Moorfields at Stratford604 m
Food hygiene (5-star)42% of 110

Business

Local businesses registered here

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

High street

A

High street health

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,655m
Crossrail 2 route5,872m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,663 nationally

2,197

Est. population

12,350/km²

58%

Employed

39%

Degree educated

£37,300

Median income

7.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

28%
30%
21%
16%
Under 1828%
18–3430%
35–4921%
50–6416%
65+7%

Tenure

15%
23%
46%
Own outright11%
Own (mortgage)15%
Private rent23%
Social rent46%
Shared ownership4%
Rent free0%

Ethnicity

15%
15%
25%
28%
White British15%
White Other15%
Asian25%
Black28%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household51%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent46%
Private rent23%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
13
Local approval rate
86%
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)
123
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
Pipeline pressure
NONE

Named schemes (500m)

THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15208 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
WEST HAM LANE, DENSHAM ROAD, E1523 homes
completed
Land To The Rear Of 52 To 66 Eastbourne Road Stratford London E15, Land To The Rear Of 52 To 66 Eastbourne Road, E1521 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 4BS

Full postcodeE15 4BS
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.536715
Longitude0.007566
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