Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54595, -0.00286

E15 1GL— Stratford Olympic Park, Newham

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 74/100Transport 68/100Yield 4.17%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
74
Safety
74
Schools
90
Transport
68
Environment
72
Investment
63

The bottom line

E15 1GL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £460,500 median — a strong choice for Families and Young professionals.

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Location

E15 1GL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-11.4% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for E15 1GL

🛡️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 1GL 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 · 10 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 · 4 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)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 997m

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

£460,500

Median sale price

11% below London median

£460,500 is 11% below the London median (£520,000)

-1.1%

This year

Flat

Dominant type

Price history

5-year change
-33.5%
Sales (24 months)12
New build0.0%
Avg flat£460,500
Price per m²£5,721/m²
Price per ft²£531/ft²
Avg floor area80.5 m²

EPC breakdown

B
86%
D
1%

Based on 87 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£10,525
First-time buyerFTB
£1,775
Additional propertyBTL/2nd
£24,340

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

£2,304/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£201,250
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 0.19 W/m²K
Roof(other premises above)
Heating fuelelectricity (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2026 · CAGR

+-3.6%

Total change

-23%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-3.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 109 sales

Property Type Mix

Total: 109 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£594k£594k+0%82
Pandemic surge2020–2021£639k£692k+8.3%2.5
Rate-rise correction2022–2023£725k£703k-3.1%4.5
Current market2024–2026£450k£458k+1.8%4.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
-4.1%
District
-3.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Stratford Underground StationJubilee line
4.8 min walk
Stratford (London)→ Liverpool Street· 28 tph
9 min

Nearby stations

Stratford (London) Rail StationGreater Anglia · c2c
6 min walk
Stratford (London)National Rail
6 min walk
Stratford Underground StationJubilee · Central
6 min walk
Stratford DLR StationDLR
6 min walk
Stratford International DLR StationDLR
6 min walk
No bus stops within 400m

75

Walkability score

589

Footpaths (500m)

3

Santander docks (800m)

0.3 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)

18

EV chargers (800m)

Total spaces (800m)6661
Nearest car park170m
Santander docks (800m)3
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Stratford International Station Car Park850 spaces· yes
264m
🅿️
Car Park C (Purple)2000 spaces· yes
341m
🅿️
Stratford Centre Car Park675 spaces· yes
459m
🅿️
Car Park B (Green)1400 spaces· yes
463m
🅿️
Car Park A (Yellow)1600 spaces· yes
553m

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

4 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

900

Parks (1km)

103

Restaurants (800m)

44

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

9

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 119 m
2 tennis courts3 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)

356m

Post office

Nearby shops

Grappelli Food Hall335 m
Crack Cookies430 m
Sainsbury's Local434 m
Joe Blake's458 m

Nearby cafes

Boost337 m
Caffe Concerto337 m
El Cafecito340 m
T4 Tea For U346 m

Nearby restaurants

Kotkin333 m
Bubblewrap London337 m
Greggs338 m
Pan-n-Ice343 m

Nearby pubs

Mezzanine336 m
The Eagle361 m
Prosecco Caffè415 m
Tap East467 m

Nearby gyms

CorePower Yoga247 m
Anytime Fitness316 m
More Yoga318 m
The Gym467 m

Nearby pharmacies

Salus Pharmacy330 m
Boots499 m
Osbon Pharmacy520 m
Yemi Pharmacy529 m

Nearby health

Dorset Place Dental Practice109 m
East Village Dental159 m
Student Dental Clinic336 m
Liberty Bridge Road Practice338 m
Food hygiene (5-star)53% of 260

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

1888 LTD
BRIGHT LITTLE STARS STRATFORD LIMITED
MND UK TRADING LTD
RUARUA LIMITED
SOPHIA & GARNET LTD

+1 more

Investment

Investment grade, yield and market outlook

63

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 score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months7

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

58/100

Velocity score

Future outlook

80.2

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,171m
Crossrail 2 route5,045m

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

Price vs London-11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
27
Local approval rate
94%
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)
565
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
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
Zone 4 Plot N13, south of, Zone 4 Plot N13, south of, Henrietta Street, Stratford, E15185 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£460,500)

£10,525

Standard buyer

£1,775

First-time buyer

Save £8,750

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 1GL

Full postcodeE15 1GL
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.545949
Longitude-0.002859
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