Maryland · Newham · Stratford and Bow constituency · 51.54521, 0.00620

E15 1EX— Maryland, Newham

Location and area intelligence for E15 1EX, Maryland, Newham

City living at its best

 

Top 5% LondonSchools 100%Safety 70/100Transport 76/100Low yield 2.74%

Best for: Families, Commuters, Young professionals

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Well-connected — strong transport access

Liveability
75
Safety
70
Schools
90
Transport
76
Environment
59
Investment
48

The bottom line

E15 1EX offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and good transport links at £701,000 median — a strong choice for Families and Commuters.

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Location

E15 1EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+34.8% vs London avg
vs London income+6.9% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for E15 1EX

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

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“City living at its best”

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How E15 1EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Francis' Catholic Primary School

Not yet inspected · 4 min walk

KS2: 107.0

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 3 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 8 min walk

8 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

133.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+47% vs borough

Crime by type

Other28%
Anti-social behaviour22%
Violence & sexual offences21%
Vehicle crime11%
Drug offences7%
Robbery4%
Burglary4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 375m

Crime is +105% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£701,000

Median sale price

Above London median by 35%

£701,000 is 35% above the London median (£520,000)

+2.6%

This year

Terraced

Dominant type

Price history

5-year change
+13.1%
Sales (24 months)7
New build0.0%
Avg terraced£701,000
Price per m²£7,546/m²
Price per ft²£701/ft²
Avg floor area94 m²

EPC breakdown

B
1%
C
23%
D
32%
E
12%
F
3%
G
2%

Based on 73 properties · Confidence: high

Street mix

Semi 6%Terraced 68%Flat 26%

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

Stamp duty

Standard buyer£22,550
First-time buyerFTB
£22,550
Additional propertyBTL/2nd
£43,580

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.6×

Price-to-income

£3,507/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£235,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+7.7%

Total change

+827%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-17.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached6.6%
Terraced72.1%
Flat/maisonette21.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£170k+152.8%2
Post-dot-com plateau2001–2004£95k£309k+224.7%2.2
Pre-crash peak2005–2007£120k£420k+250%1.7
GFC & correction2008–2012£248k£305k+23.2%2
Help-to-Buy recovery2013–2016£390k£555k+42.3%2.3
Brexit uncertainty2017–2019£398k£415k+4.4%2
Pandemic surge2020–2021£660k£620k-6.1%2
Rate-rise correction2022–2023£494k£660k+33.6%1.5
Current market2024–2025£701k£624k-11.1%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

-0.6% alpha

Flat/maisonette+0.6% α
Local
3.4%
District
2.8%
Terraced-0.6% α
Local
7.4%
District
8%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 88% of London
Maryland StationElizabeth line line
1 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
1 min walk
MarylandNational Rail
1 min walk
Stratford (London) Rail StationGreater Anglia · c2c
10 min walk
Stratford DLR StationDLR
10 min walk
Stratford Underground StationJubilee · Central
10 min walk
No bus stops within 400m

63

Walkability score

403

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria45 min ↑
Waterloo42 min ↑
Canary Wharf ★30 min
City31 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

40

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)843
Nearest car park175m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
621m

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 waterLOW
Low
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: 6.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 34%
More green space than 76% 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

STRATFORD HEALTH CENTRE

121-123 THE GROVE, STRATFORD, E15 1EN

2 min walk

71%

Recommend GP

71%

Overall GP experience

15

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1513

Parks (1km)

70

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

7

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketAseda Trading · 452 m
9 tennis courts

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)

602m

Post office

Nearby shops

Tidjara131 m
Omar Grocers135 m
Maryland Mini Market197 m
Fruit Island268 m

Nearby cafes

Triple Two101 m
La doi pasi de casa153 m
Crave Lab155 m
Morrisons Cafe209 m

Nearby restaurants

Star BBQ127 m
Thai Pie128 m
Kerwan Turkish Kitchen130 m
Grand Somsa Choyxona131 m

Nearby pubs

Cheers Bar & Lounge148 m
Cart and Horses148 m
Goldengrove234 m
012 Bar & Grill Restaurant343 m

Nearby gyms

City Boxing Camp377 m
CorePower Yoga397 m
PureGym495 m
Atherton Leisure Centre624 m

Nearby pharmacies

Yemi Pharmacy105 m
Cartwrights Pharmacy212 m
Vicarage Pharmacy468 m
Osbon Pharmacy581 m

Nearby health

Physiotherapy - Musculoskeletal Service293 m
Newham Learning Disabilities Service297 m
Neighbourhood Health Hub307 m
Patient First Social Enterprise345 m
Food hygiene (5-star)38% of 198

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

317 SLADE ROAD LIMITED
43 HAMPTON ROAD LIMITED
43 WATER LANE FREEHOLD LIMITED
BEACHPLAN LIMITED
BOX FRESH LIVING LIMITED

+10 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

74.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,420m
Crossrail 2 route5,677m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,540 nationally

2,390

Est. population

16,131/km²

69%

Employed

45%

Degree educated

£44,900

Median income

7.0%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

20%
33%
27%
14%
Under 1820%
18–3434%
35–4927%
50–6414%
65+6%

Tenure

16%
40%
28%
Own outright12%
Own (mortgage)16%
Private rent40%
Social rent28%
Shared ownership5%
Rent free0%

Ethnicity

23%
25%
22%
16%
White British23%
White Other25%
Asian22%
Black16%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household61%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent40%
Social rent28%

vs. London

Income vs London+6.9%
Price vs London+34.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
20
Local approval rate
86%
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)
49
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
Pipeline pressure
NONE

Named schemes (500m)

The Office Village, Romford Road, Stratford, E15 4EA158 homes
completed
VICTORIA STREET, TRAMWAY AVENUE, WEST HAM LANE, E15144 homes
completed
2-4, 2-4, LEYTONSTONE ROAD, FOREST LANE (1-11), E15105 homes
completed
PAINT DEPOT/CRUSADER ANIMAL FOODS,, PAINT DEPOT/CRUSADER ANIMAL FOODS,, SOUTH WINDMILL LANE, E15101 homes
completed
FORMER BRITVIC DEPOT, REAR OF 69-91, FORMER BRITVIC DEPOT, REAR OF 69-91, LEYTONSTONE ROAD, MARYLAND STREET, E1566 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
33.8%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Carolyn Jessica CorbenLabour
Ken PentonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£701,000)

£22,550

Standard buyer

£22,550

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E15 1EX

Full postcodeE15 1EX
Postcode districtE15
BoroughLondon Borough of Newham
WardMaryland
Latitude51.545210
Longitude0.006195
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