Stratford · Newham · Stratford and Bow constituency · 51.53879, -0.00307

E15 1AF— Stratford, Newham

Location and area intelligence for E15 1AF, Stratford, Newham

City living at its best

 

Top 5% LondonSchools 100%Safety 70/100Transport 72/100Yield 4.17%

Best for: Families, Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
77
Safety
70
Schools
90
Transport
72
Environment
83
Investment
69

The bottom line

E15 1AF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband, good transport links and a green environment — a strong choice for Families and Commuters.

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Location

E15 1AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+103.0% vs London avg

Deep-dive guides for E15 1AF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“City living at its best”

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How E15 1AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Carpenters Primary School

Not yet inspected · Inspected Apr 2025 · 4 min walk

KS2: 105.4

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 12 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

Ronald Openshaw Nursery School

Outstanding · 14 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

131.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+46% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour15%
Theft11%
Drug offences8%
Burglary6%
Vehicle crime6%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +103% above London average

Property

Prices, sales volume and market trends

Avg floor area94.3 m²

EPC breakdown

C
12%
D
3%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 100%

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 costLow
Rebuild cost estimate£235,750
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)
RoofPitched, 100 mm loft insulation
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

2001–2017 · CAGR

+9.8%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.2%

per year

Acceleration

+45.21

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£114k£240k+111%2
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2011–2012£250k£305k+22%1
Brexit uncertainty2017–2017£510k£510k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
9.8%
District
8.8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Stratford High Street DLR StationDLR line
1.8 min walk
Stratford Low Level→ Liverpool Street· 28 tph
9 min

Nearby stations

Stratford High Street DLR StationDLR
2 min walk
Stratford Low LevelNational Rail
3 min walk
Stratford DLR StationDLR
4 min walk
Stratford Underground StationJubilee · Central
4 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
4 min walk
30 bus routes · 7 stops within 400m · 305 buses/hr peak

84

Walkability score

436

Footpaths (500m)

4

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria47 min ↑
Waterloo46 min ↑
Canary Wharf ★28 min
City34 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

42

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)6899
Nearest car park30m
Santander docks (800m)4
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
380m
🅿️
Car Park B (Green)1400 spaces· yes
559m
🅿️
Car Park C (Purple)2000 spaces· yes
596m
🅿️
Stratford International Station Car Park850 spaces· yes
760m
🅿️
Car Park A (Yellow)1600 spaces· yes
761m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

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: 5.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CARPENTERS PRACTICE

236-252 HIGH STREET, STRATFORD, E15 2JA

2 min walk

47%

Recommend GP

47%

Overall GP experience

17

GPs within 1km

4

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

509

Parks (1km)

102

Restaurants (800m)

40

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketLoon Fung · 340 m
4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

319m

Post office

Nearby shops

Polski Sklep Gaska267 m
WHSmith316 m
Tariq Halal Meats376 m
Amber Fashion377 m

Nearby cafes

The Pantry Cafe134 m
Dolce Vita140 m
The Westbridge Coffee House163 m
XIX Nineteen168 m

Nearby restaurants

Zuzu Bistro224 m
Tanjia239 m
HS & Co243 m
Chinese Overseas Restaurant256 m

Nearby pubs

The Carpenter's Arms241 m
The Abbey Tap279 m
Ye Olde Black Bull320 m
Roof East363 m

Nearby gyms

Carpenters & Dockland Centre175 m
City Bouldering Stratford188 m
Gym 1971239 m
Anytime Fitness349 m

Nearby pharmacies

Boots347 m
Osbon Pharmacy386 m
Yemi Pharmacy911 m
Salus Pharmacy1.1 km

Nearby health

Carpenters Practice163 m
InHealth Diagnostic Centre170 m
DentalSpace324 m
Moorfields at Stratford330 m
Food hygiene (5-star)56% of 255

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BIGBEN REAL ESTATE LIMITED
ENIGMA REAL ESTATE LTD.
JUM GLOBAL LTD
KH (UK) CONSTRUCTION LTD
MARK COMMUNICATIONS LIMITED

+2 more

Investment

Investment grade, yield and market outlook

69

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 score41/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

67.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,477m
Crossrail 2 route5,105m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,802 nationally

1,782

Est. population

20,353/km²

61%

Employed

61%

Degree educated

4.0%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

16%
48%
22%
Under 1816%
18–3448%
35–4922%
50–6410%
65+4%

Tenure

17%
37%
31%
Own outright7%
Own (mortgage)17%
Private rent37%
Social rent31%
Shared ownership7%
Rent free1%

Ethnicity

17%
22%
35%
19%
White British17%
White Other22%
Asian35%
Black19%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household66%
Unemployed9%
No qualifications13%

Housing tenure (Census 2021)

Private rent37%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
27
Local approval rate
75%
Borough approval rate
76%
Historic landfill (400m)
1
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)
2
Largest scheme
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
Pipeline pressure
NONE

Named schemes (500m)

Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS342 homes
completed
160-188, 160-188, High Street, Stratford, E15298 homes
completed
Station House, 1, Station House, 1, Station Street, Stratford, E15 1AP220 homes
completed
Northern Side Of, Northern Side Of, Great Eastern Road, Stratford City Zone 1, E15 1181 homes
completed
223 - 231, 223 - 231, High Street, Rick Robert Way, Stratford, E15 2LS173 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
19.7%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Joshua GarfieldLabour and Co-operative Party
Sabia KamaliLabour and Co-operative Party
Terry PaulLabour and Co-operative Party

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Key facts for E15 1AF

Full postcodeE15 1AF
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.538785
Longitude-0.003071
Parliamentary constituencyStratford and Bow
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