West Ham · Newham · West Ham and Beckton constituency · 51.53646, 0.00776

E15 4DY— West Ham, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 54/100Yield 4.17%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
90
Transport
54
Environment
73
Investment
62

The bottom line

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

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Location

E15 4DY

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 4DY

🛡️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 4DY 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 18 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 846m

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area102 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£255,000
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2014 · CAGR

+19.7%

Total change

+71%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£286k£286k+0%1
Help-to-Buy recovery2014–2014£490k£490k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6.9 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
11 min walk
West Ham Underground StationJubilee · District
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

46

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)424
Nearest car park63m
Santander docks (800m)0
Nearest cycle dock0.9 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: 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 AONB68% 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

744

Parks (1km)

32

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketOff License - Mini-Market · 405 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)

672m

Post office

Nearby shops

Local Store Food and Wine269 m
Global Food and Wine618 m
Polski Sklep Gaska670 m
K. Parsons Butchers708 m

Nearby cafes

Rainbow Cafe62 m
Cafe Olympic383 m
Sawmill Cafe418 m
Jerky's Spot424 m

Nearby restaurants

Chicken Spot41 m
Pizza Rush44 m
Mums Pizza & Cuisine70 m
Pasta che Musica152 m

Nearby pubs

The Greyhound101 m
The Bay Tree494 m
Freaks and Geeks518 m
Queens Head597 m

Nearby gyms

City Boxing Camp727 m
PureGym809 m
Strength Ambassadors820 m
East London Rugby Football Club828 m

Nearby pharmacies

Wagpharm Chemist401 m
Vicarage Pharmacy601 m
Osbon Pharmacy786 m
Boots834 m

Nearby health

Newham Vicarage Practice605 m
Vicarage Lane Transitional Team611 m
The Vicarage Lane Surgery616 m
Moorfields at Stratford633 m
Food hygiene (5-star)42% of 108

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

62

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

49.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,637m
Crossrail 2 route5,890m

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)
17
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
11
Local approval rate
85%
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
Development Land, John Street, Stratford, E15 3EY70 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
2 - 34, 2 - 34, Meath Road, Stratford, E15 3DP34 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 4DY

Full postcodeE15 4DY
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.536460
Longitude0.007757
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
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