West Ham · Newham · West Ham and Beckton constituency · 51.53802, 0.00383

E15 4QE— West Ham, Newham

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

The family fortress

 

Top 10% LondonSchools 100%Safety 79/100Transport 69/100Yield 4.17%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
73
Safety
79
Schools
90
Transport
69
Environment
60
Investment
64

The bottom line

E15 4QE 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 4QE

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 4QE

🛡️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 4QE 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 · 8 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 · 6 min walk

5 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 815m

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area68.7 m²

EPC breakdown

C
6%
D
5%
E
1%

Based on 12 properties · Confidence: medium

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£171,750
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)
Roof(another dwelling above)
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

1996–2004 · CAGR

+14.3%

Total change

+191%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

-160.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 3 sales

Property Type Mix

Total: 3 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£55k£55k+0%1
Post-dot-com plateau2003–2004£148k£160k+8.1%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
Better than 80% of London
Stratford High Street DLR StationDLR line
4 min walk
Stratford Low Level

Nearby stations

Stratford High Street DLR StationDLR
4 min walk
Stratford Low LevelNational Rail
8 min walk
Stratford DLR StationDLR
8 min walk
Stratford Underground StationJubilee · Central
8 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
8 min walk
No bus stops within 400m

60

Walkability score

324

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

56

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)1216
Nearest car park29m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
557m

Connectivity

Broadband and mobile coverage

100%

Full fibre

25%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed200 Mbps
Median download210 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 waterMEDIUM
Medium
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 AONB25% green spaceTree canopy: 70%
More green space than 80% 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

2 min walk

17

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.7 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

734

Parks (1km)

63

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketLina Food Centre · 589 m
9 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

358m

Post office

Nearby shops

Local Store Food and Wine98 m
Global Food and Wine341 m
Polski Sklep Gaska350 m
K. Parsons Butchers404 m

Nearby cafes

Cafe Olympic141 m
Sawmill Cafe161 m
XIX Nineteen321 m
Stratford Best Coffee / Meze & Grill323 m

Nearby restaurants

al Zayt90 m
Molly95 m
Top Chef96 m
Burj Chicken & Pizza108 m

Nearby pubs

Freaks and Geeks237 m
Queens Head308 m
Ye Olde Black Bull312 m
The Greyhound318 m

Nearby gyms

PureGym520 m
City Bouldering Stratford547 m
Carpenters & Dockland Centre621 m
Anytime Fitness662 m

Nearby pharmacies

Osbon Pharmacy481 m
Boots521 m
Vicarage Pharmacy587 m
Wagpharm Chemist589 m

Nearby health

Moorfields at Stratford320 m
Carpenters Practice494 m
InHealth Diagnostic Centre501 m
Patient First Social Enterprise516 m
Food hygiene (5-star)47% of 193

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

RIDES FOR HER LTD

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 score28/100
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

65.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,648m
Crossrail 2 route5,591m

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)
21
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
19
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
Empire House, 57, Empire House, 57, Broadway, E15 2PX44 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 4QE

Full postcodeE15 4QE
Postcode districtE15
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.538020
Longitude0.003831
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