West Ham · Newham · West Ham and Beckton constituency · 51.53934, 0.00788

E15 4DR— West Ham, Newham

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

The family fortress

 

Top 13% LondonSchools 100%Safety 76/100Transport 64/100Yield 4.16%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
76
Schools
90
Transport
64
Environment
72
Investment
65

The bottom line

E15 4DR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £461,250 median — a strong choice for Families.

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Location

E15 4DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-11.3% vs London avg
vs London income-11.2% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E15 4DR

🛡️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 4DR 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 · 4 min walk

KS2: 104.3

★★

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 5 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 542m

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£461,250

Median sale price

11% below London median

£461,250 is 11% below the London median (£520,000)

+17.4%

This year

Terraced

Dominant type

Price history

5-year change
+19.8%
Sales (24 months)6
New build0.0%
Avg terraced£462,500
Avg flat£235,000
Price per m²£6,884/m²
Price per ft²£640/ft²
Avg floor area70.1 m²

EPC breakdown

C
14%
D
33%
E
9%
F
1%
G
1%

Based on 58 properties · Confidence: high

Street mix

Terraced 92%Flat 7%Other 1%

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

Stamp duty

Standard buyer£10,562
First-time buyerFTB
£1,812
Additional propertyBTL/2nd
£24,400

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.4×

Price-to-income

£2,307/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.7%

Total change

+755%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

-13.34

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 67 sales

Property Type Mix

Total: 67 sales

Terraced94%
Flat/maisonette6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£115k+109.1%3.3
Post-dot-com plateau2001–2004£124k£193k+55%3.5
Pre-crash peak2005–2007£205k£267k+30.2%2
GFC & correction2008–2012£258k£242k-6.3%2.2
Help-to-Buy recovery2013–2016£245k£403k+64.5%2.7
Brexit uncertainty2017–2019£410k£420k+2.4%2
Pandemic surge2020–2021£406k£385k-5.2%2.5
Rate-rise correction2022–2023£490k£384k-21.6%2
Current market2024–2026£400k£470k+17.4%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.9%
District
8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland StationElizabeth line line
9 min walk
Maryland

Nearby stations

Stratford High Street DLR StationDLR
8 min walk
Maryland Rail StationElizabeth line
10 min walk
MarylandNational Rail
10 min walk
Stratford DLR StationDLR
10 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
10 min walk
No bus stops within 400m

54

Walkability score

328

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

50

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)1131
Nearest car park79m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
688m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 70%
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

WEST HAM LANE CLINIC

84 WEST HAM LANE, E15 4PT

3 min walk

17

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.6 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

870

Parks (1km)

50

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketOff License - Mini-Market · 720 m
9 tennis courts

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)

523m

Post office

Nearby shops

Local Store Food and Wine222 m
Global Food and Wine411 m
Home Foods526 m
K. Parsons Butchers527 m

Nearby cafes

VIP Cafe229 m
Cafe Olympic237 m
Sawmill Cafe261 m
Al-Bail Chicken277 m

Nearby restaurants

Roti Joupa227 m
al Zayt231 m
Molly237 m
Top Chef239 m

Nearby pubs

The Bay Tree245 m
Freaks and Geeks342 m
The Greyhound400 m
Queens Head411 m

Nearby gyms

City Boxing Camp418 m
PureGym592 m
Atherton Leisure Centre794 m
CorePower Yoga828 m

Nearby pharmacies

Vicarage Pharmacy297 m
Osbon Pharmacy600 m
Boots664 m
Yemi Pharmacy708 m

Nearby health

Newham Vicarage Practice298 m
Vicarage Lane Transitional Team303 m
The Vicarage Lane Surgery307 m
Patient First Social Enterprise319 m
Food hygiene (5-star)41% of 150

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

CAPITAL KIDS CRICKET
CSKA LONDON LTD
FLOOR TILING LTD
GLOBAL SPORTS MANAGEMENT & SOLUTIONS LTD
KAAL-L LTD

+9 more

Investment

Investment grade, yield and market outlook

65

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

78

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,917m
Crossrail 2 route5,848m

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%
Price vs London-11.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
17
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)
130
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
LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF201 homes
completed
The Office Village, Romford Road, Stratford, E15 4EA158 homes
completed
VICTORIA STREET, TRAMWAY AVENUE, WEST HAM LANE, E15144 homes
completed
48, 48, Church Street, Stratford, E15 3HX55 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£461,250)

£10,562

Standard buyer

£1,812

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E15 4DR

Full postcodeE15 4DR
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.539336
Longitude0.007884
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