See a sample

Neighbourhood · Newham

West Ham Park: house prices and how the area is changing

Official figures for the West Ham Park neighbourhood of Newham, England (ONS area Newham 016). Headline figures assembled 13 October 2026. Postcodes E13, E15, E7. Figures that read a point use the neighbourhood's centre, near E15 3QN.

A neighbourhood with below-average incomes, changing little against Newham

West Ham Park is a neighbourhood with below-average incomes; it is changing little against Newham (few signs of gentrification: 1 of 19 signals rising, 4 falling). Houses here typically resell for £598,750 (median resale price, 2023-2025). Recorded crime is lower than across Newham (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Plaistow, is about a 10-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£598,750

Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Few signs

Weighted balance +0.00; 1 of 19 signals up, 4 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 3 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 3 to 4.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£54,500

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.6 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where West Ham Park sits in Newham

  • Typical house price: 4th highest of the 38 neighbourhoods in Newham with enough house sales for one
  • Average household income: 4th lowest of 40 neighbourhoods in Newham

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in West Ham Park

House prices: West Ham Park against Newham: This neighbourhood £56k (1995) to £590k (2025); Newham £50k (1995) to £470k (2026).£125k£558k2026202120162011200620011995This neighbourhood£590kNewham£470k
Median resale price of houses each year here and across Newham, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: West Ham Park against Newham: This neighbourhood £32k (1995) to £368k (2022); Newham £32k (1995) to £350k (2026).£73k£325k2026202120162011200620011995This neighbourhood£368kNewham£350k
Median resale price of flats each year here and across Newham, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

1 of 19 counted signals point towards rising affluence against Newham, 4 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Resale prices

Falling behind the borough

  • Recorded crime
  • Anti-social behaviour
  • Air quality
  • Homes selling

Stations and schools nearby

Nearest stations

  • Plaistow Underground station, about a 10-minute walk from the neighbourhood's centre (780 m in a straight line).
  • Forest Gate Railway station, about a 17-minute walk from the neighbourhood's centre (1.3 km in a straight line). About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Shenfield (about 32 min) and Paddington (about 25 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Selwyn Primary School 390 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Mar 2025).
  • Nearest state secondary school St Bonaventure's RC School 350 m from the neighbourhood's centre. Ofsted: Outstanding (Nov 2022).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about West Ham Park

What is the typical house price in West Ham Park?

£598,750. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

How does West Ham Park compare with the rest of Newham?

Typical house price: 4th highest of the 38 neighbourhoods in Newham with enough house sales for one. Average household income: 4th lowest of 40 neighbourhoods in Newham.

Is West Ham Park an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is West Ham Park gentrifying?

Few signs. Weighted balance +0.00; 1 of 19 signals up, 4 down, against the borough.

What is the nearest station to West Ham Park?

Plaistow. Underground station, about a 10-minute walk from the neighbourhood's centre (780 m in a straight line).

Which state schools are nearest to West Ham Park?

Nearest state primary school. Selwyn Primary School. 390 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Mar 2025). Nearest state secondary school. St Bonaventure's RC School. 350 m from the neighbourhood's centre. Ofsted: Outstanding (Nov 2022).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in West Ham Park?

A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.

Prepare a full report for a home here See a sample report

Nearby neighbourhoods in Newham

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.