Maryland · Newham · Stratford and Bow constituency · 51.54833, 0.00818

E15 1HF— Maryland, Newham

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

The family fortress

 

Top 13% LondonSchools 100%Safety 79/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
79
Schools
90
Transport
60
Environment
63
Investment
46

The bottom line

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

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Location

E15 1HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for E15 1HF

🛡️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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“The family fortress”

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How E15 1HF 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 · 2 min walk

KS2: 103.5

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 7 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

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.5 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour22%
Vehicle crime14%
Drug offences5%
Burglary3%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 545m

Crime is +18% 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£5,379/m²
Price per ft²£500/ft²
Avg floor area69.3 m²

EPC breakdown

C
13%
D
27%
E
8%

Based on 48 properties · Confidence: high

Street mix

Semi 9%Terraced 34%Flat 57%

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£173,250
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)
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

1996–2025 · CAGR

+6.5%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.4%

per year

Acceleration

-72.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached9.1%
Terraced36.4%
Flat/maisonette54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£90k+57.9%2.5
Post-dot-com plateau2002–2004£160k£150k-6.2%3.7
Pre-crash peak2005–2007£235k£307k+30.7%1.7
GFC & correction2010–2010£150k£150k+0%1
Help-to-Buy recovery2013–2016£250k£300k+20%2
Brexit uncertainty2017–2019£266k£468k+75.6%1.3
Pandemic surge2020–2020£288k£288k+0%4
Rate-rise correction2022–2022£440k£440k+0%2
Current market2025–2025£355k£355k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Weakest performer

Flat/maisonette

-2.5% alpha

Terraced+1.2% α
Local
17.3%
District
16.1%
Flat/maisonette-2.5% α
Local
7.8%
District
10.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

65

Walkability score

439

Footpaths (500m)

0

Santander docks (800m)

1.0 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

29

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)139
Nearest car park116m
Santander docks (800m)0
Nearest cycle dock1.0 km

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: 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: 6.5 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% 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

6 min walk

71%

Recommend GP

71%

Overall GP experience

18

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 3.3 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

1416

Parks (1km)

46

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

8

Convenience

No pubs within 400m — nearest: Cheers Bar & Lounge (351 m)

Nearest supermarketAseda Trading · 221 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)

320m

Post office

Nearby shops

P & P News168 m
Fruit Island191 m
Maryland Mini Market195 m
Fresh Vegetables And Fruit And Cash & Carry217 m

Nearby cafes

Bromley Cafe190 m
La doi pasi de casa252 m
Blue River Cafe268 m
Triple Two298 m

Nearby restaurants

Mr. P Taste of Africa191 m
Suite 85 Grill192 m
Mighty Chicken & Ribs199 m
Canton Chinese Take Away206 m

Nearby pubs

Cheers Bar & Lounge351 m
Cart and Horses387 m
Goldengrove593 m
Friends Bar & Restaurant616 m

Nearby gyms

Muscle Basin Gym360 m
Atherton Leisure Centre622 m
City Boxing Camp626 m
CorePower Yoga641 m

Nearby pharmacies

Cartwrights Pharmacy205 m
Yemi Pharmacy407 m
Safedale Pharmacy440 m
Acheason Chemist605 m

Nearby health

The Thatched House Dental Practice464 m
Neighbourhood Health Hub501 m
Irmadent588 m
Physiotherapy - Musculoskeletal Service642 m
Food hygiene (5-star)32% of 129

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ANGEL TOUCH HOME CARE LTD
CARING HANDS SERVICES LIMITED
CSV CONTRUCTION LTD
CUTIE PIES NURSERY LTD
GREENARIUM.UK LTD

+7 more

Investment

Investment grade, yield and market outlook

46

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 score23/100
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

59.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,789m
Crossrail 2 route5,793m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,697 nationally

2,248

Est. population

14,787/km²

64%

Employed

44%

Degree educated

£39,300

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

35

Community stability

Age profile

20%
30%
25%
15%
Under 1820%
18–3430%
35–4925%
50–6415%
65+10%

Tenure

15%
22%
38%
25%
Own outright15%
Own (mortgage)22%
Private rent38%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

20%
26%
23%
20%
White British20%
White Other26%
Asian23%
Black20%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household55%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent38%
Social rent25%

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
18
Local approval rate
84%
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)
45
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
FORMER BRITVIC DEPOT, REAR OF 69-91, FORMER BRITVIC DEPOT, REAR OF 69-91, LEYTONSTONE ROAD, MARYLAND STREET, E1566 homes
completed
8 - 15, 8 - 15, Manbey Park Road, Stratford, E15 1EY53 homes
completed
14A-20A, 14A-20A, LEYTONSTONE ROAD, E15 1SE50 homes
completed
MARYLAND STREET, E1525 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 1HF

Full postcodeE15 1HF
Postcode districtE15
BoroughLondon Borough of Newham
WardMaryland
Latitude51.548332
Longitude0.008179
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