West Ham · Newham · West Ham and Beckton constituency · 51.53728, 0.00479

E15 4PZ— West Ham, Newham

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

The family fortress

 

Top 13% LondonSchools 100%Safety 79/100Transport 66/100Yield 4.17%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
72
Safety
79
Schools
90
Transport
66
Environment
61
Investment
64

The bottom line

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

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Location

E15 4PZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for E15 4PZ

🛡️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 4PZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Stratford Manor Primary School & Nursery

Not yet inspected · 7 min walk

KS2: 104.7

★★

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 19 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

76.0 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour20%
Other17%
Vehicle crime11%
Drug offences11%
Robbery5%
Burglary5%
Theft3%

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 · 845m

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area81.8 m²

EPC breakdown

C
3%
D
2%

Based on 5 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£204,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

2001–2013 · CAGR

+8%

Total change

+152%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

-84.13

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£115k£115k+0%1
Pre-crash peak2005–2005£150k£150k+0%1
GFC & correction2012–2012£281k£281k+0%1
Help-to-Buy recovery2013–2013£290k£290k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Abbey Road DLR StationDLR line
7.2 min walk
West Ham

Nearby stations

Stratford High Street DLR StationDLR
5 min walk
Abbey Road DLR StationDLR
8 min walk
Stratford DLR StationDLR
9 min walk
Stratford Underground StationJubilee · Central
10 min walk
Stratford (London) Rail StationGreater Anglia · c2c
10 min walk
No bus stops within 400m

62

Walkability score

329

Footpaths (500m)

1

Santander docks (800m)

0.7 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

59

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)1243
Nearest car park35m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
663m

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: 5.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

1 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 · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

695

Parks (1km)

64

Restaurants (800m)

23

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketLina Food Centre · 494 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

465m

Post office

Nearby shops

Local Store Food and Wine113 m
Global Food and Wine440 m
Polski Sklep Gaska455 m
K. Parsons Butchers510 m

Nearby cafes

Cafe Olympic218 m
Rainbow Cafe231 m
Sawmill Cafe247 m
The Grand363 m

Nearby restaurants

al Zayt143 m
Molly161 m
Top Chef165 m
Burj Chicken & Pizza186 m

Nearby pubs

The Greyhound212 m
Freaks and Geeks336 m
Queens Head410 m
Ye Olde Black Bull419 m

Nearby gyms

City Bouldering Stratford606 m
PureGym624 m
Anytime Fitness703 m
Carpenters & Dockland Centre716 m

Nearby pharmacies

Wagpharm Chemist492 m
Osbon Pharmacy587 m
Vicarage Pharmacy606 m
Boots627 m

Nearby health

Moorfields at Stratford426 m
Carpenters Practice554 m
InHealth Diagnostic Centre560 m
Patient First Social Enterprise568 m
Food hygiene (5-star)44% of 198

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GOLDEN CLUB ORPHANAGE SUPPORT

Investment

Investment grade, yield and market outlook

64

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

64.7

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,611m
Crossrail 2 route5,671m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,535 nationally

1,751

Est. population

18,074/km²

55%

Employed

37%

Degree educated

£37,300

Median income

8.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

24%
27%
23%
17%
Under 1824%
18–3427%
35–4923%
50–6417%
65+10%

Tenure

17%
25%
48%
Own outright8%
Own (mortgage)17%
Private rent25%
Social rent48%
Shared ownership2%
Rent free1%

Ethnicity

16%
15%
33%
25%
White British16%
White Other15%
Asian33%
Black25%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household49%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent48%
Private rent25%

vs. London

Income vs London-11.2%

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)
33
Planning apps (3 years)
17
Local approval rate
82%
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)
50
Largest scheme
342 homes · Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS
Pipeline pressure
NONE

Named schemes (500m)

THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15208 homes
completed
The Office Village, Romford Road, Stratford, E15 4EA158 homes
completed
VICTORIA STREET, TRAMWAY AVENUE, WEST HAM LANE, E15144 homes
completed
QUEEN MARY'S HOSPITAL SITE, QUEEN MARY'S HOSPITAL SITE, WEST HAM LANE, E15119 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

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Key facts for E15 4PZ

Full postcodeE15 4PZ
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.537275
Longitude0.004794
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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