Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54735, -0.00356

E15 1FX— Stratford Olympic Park, Newham

Location and area intelligence for E15 1FX, Stratford Olympic Park, Newham

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 66/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
78
Safety
74
Schools
90
Transport
66
Environment
76
Investment
55

The bottom line

E15 1FX offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Young professionals.

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Location

E15 1FX

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+66.0% vs London avg

Deep-dive guides for E15 1FX

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

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“High-connectivity investment target”

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How E15 1FX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colegrave Primary School

Not yet inspected · 5 min walk

KS2: 106.1

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 11 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+19% vs borough

Crime by type

Other45%
Anti-social behaviour14%
Violence & sexual offences12%
Vehicle crime9%
Theft7%
Drug offences4%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E15 district median

£460,500

Based on 232 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,618/m²
Price per ft²£615/ft²
Avg floor area108.8 m²

EPC breakdown

B
31%
C
1%

Based on 32 properties · Confidence: high

Street mix

Terraced 28%Detached 3%Flat 66%Other 3%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£272,000
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.14 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+-0.2%

Total change

-1%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

-10.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Terraced29%
Flat/maisonette67.7%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£730k£720k-1.4%7.7
Pandemic surge2020–2020£490k£490k+0%5
Rate-rise correction2022–2023£825k£815k-1.2%1
Current market2025–2025£720k£720k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.9% alpha

Weakest performer

Flat/maisonette

-38.9% alpha

Terraced+2.9% α
Local
-1.3%
District
-4.2%
Flat/maisonette-38.9% α
Local
-31.5%
District
7.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Stratford Underground StationJubilee line
6.8 min walk
Stratford (London)→ Liverpool Street· 28 tph
9 min

Nearby stations

Stratford International DLR StationDLR
6 min walk
Stratford (London) Rail StationGreater Anglia · Elizabeth line
8 min walk
Stratford (London)National Rail
8 min walk
Stratford Underground StationJubilee · Central
8 min walk
Stratford DLR StationDLR
8 min walk
No bus stops within 400m

73

Walkability score

463

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria43 min ↑
Waterloo43 min ↑
Canary Wharf ★29 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

26

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)6776
Nearest car park168m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Stratford International Station Car Park850 spaces· yes
308m
🅿️
Car Park C (Purple)2000 spaces· yes
442m
🅿️
Car Park B (Green)1400 spaces· yes
559m
🅿️
Car Park A (Yellow)1600 spaces· yes
593m
🅿️
Stratford Centre Car Park675 spaces· yes
622m

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% 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 AONB31% green spaceTree canopy: 10%
More green space than 86% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

3 min walk

72%

Recommend GP

72%

Overall GP experience

15

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1013

Parks (1km)

94

Restaurants (800m)

41

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 142 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

224m

Post office

Nearby shops

Grappelli Food Hall309 m
Sainsbury's Local343 m
Bakehouse by Signorelli349 m
Major Express352 m

Nearby cafes

Hermanos Colombian Coffee Roasters324 m
El Cafecito343 m
Drapers Cafe426 m
Costa447 m

Nearby restaurants

Kotkin358 m
The Stratford Brasserie377 m
Kokin Restaurant378 m
Santi Restaurant Pizzeria403 m

Nearby pubs

The Eagle228 m
Mezzanine364 m
Mother Kelly's E20452 m
Prosecco Caffè485 m

Nearby gyms

More Yoga157 m
Anytime Fitness160 m
CorePower Yoga370 m
The Gym372 m

Nearby pharmacies

Salus Pharmacy172 m
Yemi Pharmacy614 m
Boots662 m
Cartwrights Pharmacy662 m

Nearby health

Dorset Place Dental Practice147 m
East Village Dental153 m
Student Dental Clinic180 m
Liberty Bridge Road Practice186 m
Food hygiene (5-star)58% of 210

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

HYW INTERNATIONAL LTD
JACONELLI THEATRE ARTS LTD
JAMIE GROUP LTD
SHIVALITTLE LIMITED

Investment

Investment grade, yield and market outlook

55

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 score43/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

78.2

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 route8,279m
Crossrail 2 route4,987m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,339 nationally

1,885

Est. population

20,251/km²

68%

Employed

63%

Degree educated

1.6%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

27%
53%
16%
Under 1827%
18–3453%
35–4916%
50–643%
65+1%

Tenure

26%
35%
22%
15%
Own outright4%
Own (mortgage)26%
Private rent35%
Social rent22%
Shared ownership15%

Ethnicity

26%
16%
31%
14%
White British26%
White Other16%
Asian31%
Black14%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine7%
No car household65%
Unemployed4%
No qualifications4%

Housing tenure (Census 2021)

Private rent35%
Social rent22%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
22
Local approval rate
95%
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)
536
Largest scheme
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
Pipeline pressure
NONE

Named schemes (500m)

Chobham Farm Zone 4, Chobham Farm Zone 4, Leyton Road, Penny Brookes Street, Stratford, E20471 homes
completed
North of Stratford Int. Stn. Zone 4, Plot N15, east of, North of Stratford Int. Stn. Zone 4, Plot N15, east of, North Avenue, South of Henrietta Street, E15298 homes
completed
Zones 4 & 5 Plot N10, East of, Zones 4 & 5 Plot N10, East of, North Avenue, West of Henrietta Street, Stratford, E15281 homes
completed
Zone 4 Plot N26, north of, Zone 4 Plot N26, north of, Alma Street, Crescent Gardens, Stratford, E15243 homes
completed
Zone 4, Plot N14 South of, Zone 4, Plot N14 South of, Henrietta Street, Stratford, E15201 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
27.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Nate HigginsGreen
Danny KeelingGreen

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Key facts for E15 1FX

Full postcodeE15 1FX
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.547346
Longitude-0.003562
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