Maryland · Newham · Stratford and Bow constituency · 51.54717, 0.01006

E15 1HA— Maryland, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
77
Schools
90
Transport
59
Environment
63
Investment
49

The bottom line

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

The catch: high noise levels nearby.

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Location

E15 1HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for E15 1HA

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

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“The family fortress”

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How E15 1HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Maryland Primary School

Good · Inspected Feb 2023 · 4 min walk

KS2: 103.5

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 5 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 · 10 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

88.3 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour17%
Vehicle crime16%
Theft6%
Drug offences4%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Stratford Fire Station · 384m

Crime is +36% 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£9,726/m²
Price per ft²£904/ft²
Avg floor area67 m²

EPC breakdown

C
16%
D
22%
E
6%

Based on 44 properties · Confidence: high

Street mix

Terraced 19%Flat 78%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£167,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7%

Total change

+611%

Market Activity

Price Velocity & Acceleration

Current Velocity

+82.9%

per year

Acceleration

+95.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 28 sales

Property Type Mix

Total: 28 sales

Terraced10.7%
Flat/maisonette89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£90k£88k-2.2%1.3
Post-dot-com plateau2001–2004£95k£141k+48.4%2.2
Pre-crash peak2005–2007£175k£209k+19.1%2
GFC & correction2012–2012£217k£217k+0%2
Help-to-Buy recovery2014–2016£247k£326k+32%1.5
Brexit uncertainty2017–2017£233k£233k+0%3
Rate-rise correction2022–2022£403k£403k+0%1
Current market2024–2026£350k£640k+82.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
8.4%
District
10.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland Rail StationElizabeth line line
3.8 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
4 min walk
MarylandNational Rail
4 min walk
Forest Gate Rail StationElizabeth line
13 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
14 min walk
Stratford DLR StationDLR
14 min walk
No bus stops within 400m

55

Walkability score

499

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 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

33

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)147
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download441 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 40%
More green space than 88% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

NEWHAM VICARAGE PRACTICE

VICARAGE LANE HEALTH CENTRE, 10 VICARAGE LANE, STRATFORD, E15 4ES

8 min walk

73%

Recommend GP

73%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1326

Parks (1km)

43

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Cheers Bar & Lounge (396 m)

Nearest supermarketAseda Trading · 400 m
3 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

503m

Post office

Nearby shops

P & P News64 m
Maryland Mini Market254 m
Fruit Island306 m
Omar Grocers308 m

Nearby cafes

La doi pasi de casa297 m
Bromley Cafe308 m
Triple Two317 m
Crave Lab408 m

Nearby restaurants

Canton Chinese Take Away250 m
Shapla Indian Takeaway281 m
Shapla Peri Peri281 m
Tasty African284 m

Nearby pubs

Cheers Bar & Lounge396 m
Cart and Horses426 m
Goldengrove579 m
012 Bar & Grill Restaurant683 m

Nearby gyms

Atherton Leisure Centre439 m
City Boxing Camp482 m
Muscle Basin Gym540 m
CorePower Yoga702 m

Nearby pharmacies

Cartwrights Pharmacy283 m
Yemi Pharmacy421 m
Vicarage Pharmacy609 m
Safedale Pharmacy613 m

Nearby health

Neighbourhood Health Hub352 m
Irmadent438 m
Physiotherapy - Musculoskeletal Service551 m
Newham Learning Disabilities Service554 m
Food hygiene (5-star)35% of 116

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BUILDSHINE LTD
EISAS SOFT DRINKS LTD
FASTER TRANSPORT LTD
GREENHILLS HEALTHCARE LIMITED
SALMAGUNDI LIMITED

Investment

Investment grade, yield and market outlook

49

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,744m
Crossrail 2 route5,931m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,171 nationally

2,119

Est. population

21,973/km²

62%

Employed

44%

Degree educated

£39,300

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

24%
29%
27%
14%
Under 1824%
18–3429%
35–4927%
50–6414%
65+7%

Tenure

17%
36%
33%
Own outright11%
Own (mortgage)17%
Private rent36%
Social rent33%
Shared ownership2%
Rent free0%

Ethnicity

18%
22%
28%
21%
White British18%
White Other22%
Asian28%
Black21%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household59%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent36%
Social rent33%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
16
Local approval rate
82%
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)
43
Largest scheme
201 homes · LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF
Pipeline pressure
NONE

Named schemes (500m)

2-4, 2-4, LEYTONSTONE ROAD, FOREST LANE (1-11), E15105 homes
completed
14A-20A, 14A-20A, LEYTONSTONE ROAD, E15 1SE50 homes
completed
4, 4, McGrath Road, Stratford, E1426 homes
completed
REAR OF AND AT, 12-14, REAR OF AND AT, 12-14, FOREST LANE, E1522 homes
completed
31-77, 31-77, KEOGH ROAD, E1519 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

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Key facts for E15 1HA

Full postcodeE15 1HA
Postcode districtE15
BoroughLondon Borough of Newham
WardMaryland
Latitude51.547167
Longitude0.010060
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
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Mail
Food Standards
Agency
Ofcom
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Office
Ordnance
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