Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54825, -0.00287

E15 1FZ— Stratford Olympic Park, Newham

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 64/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
78
Safety
74
Schools
90
Transport
64
Environment
77
Investment
54

The bottom line

E15 1FZ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E15 1FZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+66.0% vs London avg

Deep-dive guides for E15 1FZ

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

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Postcode Personality

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“High-connectivity investment target”

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How E15 1FZ 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 · 4 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 · 2 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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£8,766/m²
Price per ft²£814/ft²
Avg floor area86.7 m²

EPC breakdown

B
28%
C
1%

Based on 29 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£216,750
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
Heating fuelelectricity (not community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+4.5%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.5%

per year

Acceleration

+89.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£510k£616k+20.8%12
Pandemic surge2021–2021£505k£505k+0%1
Rate-rise correction2022–2023£705k£483k-31.5%2
Current market2026–2026£760k£760k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.2% alpha

Flat/maisonette-2.2% α
Local
-0.9%
District
1.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stratford Underground StationJubilee line
7.9 min walk
Stratford (London)→ Liverpool Street· 28 tph
9 min

Nearby stations

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

67

Walkability score

409

Footpaths (500m)

3

Santander docks (800m)

0.5 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)

14

EV chargers (800m)

Total spaces (800m)6776
Nearest car park162m
Santander docks (800m)3
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Stratford International Station Car Park850 spaces· yes
416m
🅿️
Car Park C (Purple)2000 spaces· yes
554m
🅿️
Car Park B (Green)1400 spaces· yes
670m
🅿️
Car Park A (Yellow)1600 spaces· yes
695m
🅿️
Stratford Centre Car Park675 spaces· yes
710m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 37%
More green space than 89% 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

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1059

Parks (1km)

76

Restaurants (800m)

27

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 253 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

1

Libraries (1km)

2

Cinemas (2km)

250m

Post office

Nearby shops

Major Express255 m
Bakehouse by Signorelli385 m
Sainsbury's Local394 m
Grappelli Food Hall399 m

Nearby cafes

Drapers Cafe344 m
Hermanos Colombian Coffee Roasters412 m
El Cafecito442 m
Farha455 m

Nearby restaurants

Santi Restaurant Pizzeria430 m
The Fat Crab446 m
Kotkin461 m
Eggslut471 m

Nearby pubs

The Eagle117 m
Mezzanine468 m
Mother Kelly's E20494 m
Cart and Horses566 m

Nearby gyms

Anytime Fitness66 m
More Yoga84 m
CorePower Yoga415 m
The Gym418 m

Nearby pharmacies

Salus Pharmacy158 m
Yemi Pharmacy615 m
Cartwrights Pharmacy627 m
Safedale Pharmacy740 m

Nearby health

Student Dental Clinic170 m
Liberty Bridge Road Practice183 m
Dorset Place Dental Practice194 m
East Village Dental261 m
Food hygiene (5-star)57% of 191

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ARTHURS CONSULTING LTD
GB COACHING LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score35/100
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

71.5

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 route8,390m
Crossrail 2 route5,029m

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
Local approval rate
100%
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)
157
Largest scheme
481 homes · Land West Of, Land West Of, Celebration Avenue, And North East Of Victory Park,, Stratford City, E20
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 1FZ

Full postcodeE15 1FZ
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.548251
Longitude-0.002873
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