Water Lane, London
House prices, sold prices and local information for E15 4NL, E15 4NQ, E15 4NH.
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At a glance
12 property sales on Water Lane, London have been recorded by HM Land Registry since 2017. The most recent sale was on 5 Nov 2024. Most sales here are flat homes, which have sold for an average of £389,125. 1 home here has sold more than once since 2017; 1 of them sold for more the second time. By property type, sales here have been 67% flat, 33% terraced. Recorded sale prices on Water Lane range from £226,000 to £600,000. 45% of homes sold here were freehold and 55% leasehold.
House prices on Water Lane compared
Average sale price over the last 12 months. Water Lane has had fewer than two sales in that time, so it is left out. See all E15 house prices.
Average sale price by year
Tenure: 45% freehold and 55% leasehold across 20 recorded sales. Lease extension calculator.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Flat | 8 | £389,125 | 5 Nov 2024 |
| Terraced | 4 | £476,250 | 20 Dec 2019 |
Sold prices on Water Lane
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| Flat 12, Green Point, Water Lane E15 4NQ | 5 Nov 2024 | £226,000 | Flat | Leasehold |
| 1, Water Lane E15 4LU | 7 Nov 2023 | £1,850,000 | Other | Freehold |
| 30, Water Lane E15 4NL | 30 Jan 2023 | £385,000 | Flat | Leasehold |
| Flat 3, R K Apartments, 20, Water Lane E15 4NL | 26 Aug 2022 | £517,000 | Flat | Leasehold |
| Flat 1, R K Apartments, 20, Water Lane E15 4NL | 19 Aug 2022 | £600,000 | Flat | Leasehold |
| Flat 2, R K Apartments, 20, Water Lane E15 4NL | 30 Jun 2022 | £490,000 | Flat | Leasehold |
| 4, Water Lane E15 4NH | 12 Jan 2022 | £1,500,000 | Other | Freehold |
| Flat 39, Green Point, Water Lane E15 4NQ | 18 May 2021 | £250,000 | Other | Freehold |
| 71, Water Lane E15 4NL | 19 Feb 2021 | £315,000 | Flat | Leasehold |
| 39, Water Lane E15 4NL | 20 Dec 2019 | £540,000 | Terraced | Freehold |
| 55, Water Lane E15 4NL | 12 Sep 2019 | £465,000 | Terraced | Freehold |
| 59, Water Lane E15 4NL | 4 Apr 2019 | £540,000 | Terraced | Freehold |
| Garage, 40, Water Lane E15 4NL | 7 Dec 2018 | £16,500 | Other | Leasehold |
| 41A, Water Lane E15 4NL | 25 Oct 2018 | £680,000 | Other | Freehold |
| 33, Water Lane E15 4NL | 13 Jul 2018 | £360,000 | Terraced | Freehold |
| 40A, Water Lane E15 4NL | 21 Feb 2018 | £305,000 | Flat | Leasehold |
| 71, Water Lane E15 4NL | 3 Jan 2018 | £290,000 | Flat | Leasehold |
| Flat 4, 43, Water Lane E15 4NL | 16 Jun 2017 | £275,000 | Flat | Leasehold |
| Flat 2, 43, Water Lane E15 4NL | 10 Mar 2017 | £209,000 | Flat | Leasehold |
| 29, Water Lane E15 4NL | 25 Oct 2016 | £260,000 | Terraced | Freehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
Sale history: homes sold more than once
| Address | Sales | Change |
|---|---|---|
| 71, Water Lane | £290,000 (Jan 2018) → £315,000 (Feb 2021) | +9% over 3 yrs |
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Crime and flood risk near Water Lane
Crime
1,571 crimes were reported within about a mile of Water Lane in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 60% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Violence & sexual offences | 371 |
| Anti-social behaviour | 363 |
| Shoplifting | 200 |
| Other theft | 156 |
| Vehicle crime | 112 |
| Theft from the person | 95 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Water Lane is in or near 4 Environment Agency flood areas:
- Lower River Lee at Stratford Flood warning area
- Lower River Lee from Hoddesdon to Canning Town Flood alert area
- Tidal Thames at Mill Meads and East Plaistow Flood alert area
- Tidal Thames in the boroughs of Havering, Barking and Dagenham, and Newham Flood alert area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near Water Lane
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Sarah Bonnell School 1,202 pupils | Secondary | 11–16 | Good Report | 0.1 mi |
| East London Independent School 89 pupils | Other independent special school | 7–19 | Report | 0.3 mi |
| Park Primary School 627 pupils | Primary | 3–11 | Good Report | 0.3 mi |
| St Francis' Catholic Primary School 256 pupils | Primary Roman Catholic | 3–11 | Report | 0.3 mi |
| Azhar Academy Girls School 585 pupils | Other independent school | 3–16 | Report | 0.3 mi |
| Earlham Primary School 450 pupils | Primary | 3–11 | Outstanding Report | 0.4 mi |
| Hafs Academy 77 pupils | Other independent school | 7–16 | Report | 0.4 mi |
| Colegrave Primary School 519 pupils | Primary | 4–11 | Report | 0.4 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- Maryland station 0.2 mi · 4 min walk
- Stratford (London) station 0.6 mi · 11 min walk
- Stratford International station 0.8 mi · 15 min walk
- Stratford DLR Station 0.6 mi · 11 min walk
- Stratford Underground Station 0.6 mi · 11 min walk
Nearest bus stops
- UEL Stratford Campus (Stop ML, WATER LANE) 1 min walk
- UEL Stratford Campus (Stop MR, WATER LANE) 1 min walk
- Louise Road (Stop MQ, WATER LANE) 2 min walk
- Water Lane / University Of East London (Stop MS) 2 min walk
GP surgeries
- Stratford Village Surgery
50C Romford Road, Stratford, London · 0.2 mi - Patient First Social Enterprise
50C Romford Road, London · 0.2 mi - Stratford Health Centre
121-123 The Grove, Stratford, London · 0.2 mi - Gynaecology Services
50C Romford Road, London · 0.2 mi
Supermarkets
- Tesco Express Tesco Stratford Express · 0.1 mi
- Morrisons Morrisons Stratford London · 0.2 mi
- Sainsburys Local Sainsburys Stratford Romford Road Local · 0.2 mi
- Tesco Express Tesco Leytonstone Rd Express · 0.3 mi
Pharmacies
- Yemi Pharmacy · 0.2 mi
- Vicarage Pharmacy · 0.2 mi
- Cartwrights Pharmacy · 0.2 mi
Dentists
- Wisteria House Dental Practice · 0.1 mi
- Stratford Village Dental · 0.2 mi
- Uk Smiles Dental Practice Ltd · 0.2 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 3 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 3 of 10 |
| Employment | 5 of 10 |
| Education and skills | 5 of 10 |
| Health and disability | 5 of 10 |
| Crime | 4 of 10 |
| Access to housing and services | 1 of 10 |
| Living environment | 2 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 32.1% | 62.5% |
| Private rented | 40.1% | 20.3% |
| Social rented | 27.6% | 17.1% |
| Households | 898 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 15.3% | 17.4% |
| Aged 15–64 | 78.9% | 64.1% |
| Aged 65+ | 5.8% | 18.6% |
| Residents | 2,391 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 99% | 80% |
| Gigabit-capable | 99% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 99% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 99% | 92% |
Share of homes across Newham with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on Water Lane
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Who lives around Water Lane
Ethnic group
| Here | Newham | |
|---|---|---|
| White | 48.8% | 30.8% |
| Asian, Asian British or Asian Welsh | 22.4% | 42.1% |
| Black, Black British, Black Welsh, Caribbean or African | 16.3% | 17.5% |
| Mixed or Multiple ethnic groups | 7.4% | 4.7% |
| Other ethnic group | 5% | 4.9% |
Religion
| Here | Newham | |
|---|---|---|
| Christian | 38.6% | 35.3% |
| No religion | 28.2% | 14.5% |
| Muslim | 20.6% | 34.7% |
| Not answered | 7.3% | 6.5% |
| Hindu | 2.1% | 6.1% |
| Buddhist | 1.3% | 0.6% |
| Sikh | 0.8% | 1.6% |
| Other religion | 0.7% | 0.5% |
Country of birth
| Here | Newham | |
|---|---|---|
| Born in the UK | 47% | 46.3% |
| Born outside the UK | 53% | 53.7% |
Highest qualification
| Here | Newham | |
|---|---|---|
| Level 4 qualifications and above | 45.1% | 40.3% |
| No qualifications | 15.7% | 20.7% |
| Level 3 qualifications | 13.2% | 13% |
| Level 1 and entry level qualifications | 9.7% | 9% |
| Level 2 qualifications | 9.1% | 10.2% |
| Other qualifications | 3.6% | 3.8% |
| Apprenticeship | 3.5% | 3.1% |
General health
| Here | Newham | |
|---|---|---|
| Very good health | 50% | 51.4% |
| Good health | 35.5% | 33.3% |
| Fair health | 10.5% | 10.8% |
| Bad health | 3% | 3.4% |
| Very bad health | 1% | 1.2% |
Cars or vans per household
| Here | Newham | |
|---|---|---|
| No cars or vans in household | 60.9% | 51.7% |
| 1 car or van in household | 32.4% | 37.8% |
| 2 cars or vans in household | 5.6% | 8.6% |
| 3 or more cars or vans in household | 1.1% | 1.9% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Newham.
Planning and heritage near Water Lane
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Planning applications near Water Lane
Recent planning applications around Water Lane from the council's planning register. Choose how far to look:
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What's my home worth?
Get an instant estimate from what you paid and how prices in Newham have moved since.
Council tax here
Newham Band D is £1,944 a year (Band A £1,296). See every band.
Estate agents near Water Lane
- Local Space 0.1 mi
- Martin Smith Property Management ltd 0.2 mi
- Highcastle Estates 0.2 mi
- Forest Estates 0.2 mi
- Haart 0.2 mi
Agent locations © OpenStreetMap contributors. More local agents
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