Maryland · Newham · Stratford and Bow constituency · 51.54823, 0.00914

E15 1HH— Maryland, Newham

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

The family fortress

 

Top 8% LondonSchools 100%Safety 77/100Transport 64/100Yield 3.66%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
74
Safety
77
Schools
90
Transport
64
Environment
63
Investment
49

The bottom line

E15 1HH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £525,000 median — a strong choice for Families.

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Location

E15 1HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+1.0% vs London avg
vs London income-6.4% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for E15 1HH

🛡️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 1HH 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 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 9 min walk

9 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 514m

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

+38.3%

This year

Terraced

Dominant type

Price history

5-year change
+45.8%
Sales (24 months)5
New build0.0%
Avg terraced£576,500
Avg flat£200,000
Price per m²£5,973/m²
Price per ft²£555/ft²
Avg floor area89.2 m²

EPC breakdown

C
26%
D
36%
E
11%
F
2%
G
2%

Based on 77 properties · Confidence: high

Street mix

Semi 6%Terraced 69%Flat 23%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

Stamp duty

Standard buyer£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

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

13.4×

Price-to-income

£2,626/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£223,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.5%

Total change

+839%

Market Activity

Price Velocity & Acceleration

Current Velocity

+94.7%

per year

Acceleration

+140.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £50k–£75k · 76 sales

Property Type Mix

Total: 76 sales

Semi-detached6.6%
Terraced69.7%
Flat/maisonette23.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£80k+13.8%2
Post-dot-com plateau2001–2004£117k£221k+88.9%5
Pre-crash peak2005–2007£231k£260k+12.6%5.3
GFC & correction2008–2010£200k£250k+25%1
Help-to-Buy recovery2013–2016£290k£463k+59.7%1.5
Brexit uncertainty2017–2019£348k£512k+47.3%3
Pandemic surge2021–2021£360k£360k+0%1
Rate-rise correction2022–2023£510k£225k-55.9%1
Current market2024–2026£628k£657k+4.6%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

-5.2% alpha

Terraced+0.4% α
Local
8.2%
District
7.8%
Flat/maisonette-5.2% α
Local
-0.2%
District
5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
4 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

61

Walkability score

457

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

16

EV chargers (800m)

Total spaces (800m)139
Nearest car park184m
Santander docks (800m)0
Nearest cycle dock1.1 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 waterLOW
Low
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: 6.6 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

1380

Parks (1km)

47

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Cheers Bar & Lounge (394 m)

Nearest supermarketAseda Trading · 286 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)

373m

Post office

Nearby shops

P & P News141 m
Maryland Mini Market236 m
Fruit Island249 m
Fresh Vegetables And Fruit And Cash & Carry283 m

Nearby cafes

Bromley Cafe249 m
La doi pasi de casa292 m
Blue River Cafe326 m
Triple Two331 m

Nearby restaurants

Canton Chinese Take Away242 m
Karla's Kitchen242 m
Mr. P Taste of Africa249 m
Suite 85 Grill249 m

Nearby pubs

Cheers Bar & Lounge394 m
Cart and Horses429 m
Goldengrove622 m
Friends Bar & Restaurant650 m

Nearby gyms

Muscle Basin Gym407 m
Atherton Leisure Centre564 m
City Boxing Camp604 m
CorePower Yoga692 m

Nearby pharmacies

Cartwrights Pharmacy253 m
Yemi Pharmacy442 m
Safedale Pharmacy478 m
Acheason Chemist642 m

Nearby health

Neighbourhood Health Hub477 m
The Thatched House Dental Practice500 m
Irmadent563 m
Physiotherapy - Musculoskeletal Service643 m
Food hygiene (5-star)33% of 129

Business

Local businesses registered here

Active businesses
51
New (last 12 months)
39
Dissolved (last 12 months)
0
Industry diversity
29
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AL SULTHAN LTD
AMWAL MANAGEMENT AND ACCOUNTING LIMITED
ARZTKONE LTD
ASEER HILLS LTD
BEYOND SKY PROPERTIES LTD

+15 more

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

74.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,813m
Crossrail 2 route5,860m

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%
Price vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
17
Local approval rate
79%
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£525,000)

£13,750

Standard buyer

£5,000

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 1HH

Full postcodeE15 1HH
Postcode districtE15
BoroughLondon Borough of Newham
WardMaryland
Latitude51.548235
Longitude0.009141
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