Stratford · Newham · Stratford and Bow constituency · 51.54003, -0.00146

E15 1LA— Stratford, Newham

Location and area intelligence for E15 1LA, Stratford, Newham

City living at its best

 

Schools 100%Safety 10/100Transport 72/100Low yield 3.48%

Best for: Commuters, Young professionals

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Strong, well-rated schools set this area apart

Liveability
63
Safety
10
Schools
90
Transport
72
Environment
83
Investment
46

The bottom line

E15 1LA offers exceptional schools (100% Good/Outstanding), fast broadband, good transport links and a green environment at £552,500 median — strong value for Commuters and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E15 1LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+6.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for E15 1LA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung⚠️ Very high crime🍕 Buzzing

“City living at its best”

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How E15 1LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Carpenters Primary School

Not yet inspected · Inspected Apr 2025 · 6 min walk

KS2: 105.4

★★

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 12 min walk

3 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+453% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other39%
Theft13%
Violence & sexual offences13%
Anti-social behaviour11%
Drug offences7%
Robbery7%
Vehicle crime7%
Burglary3%

Road safety

80

Road safety score

12

Accidents (5yr)

2

KSI (5yr)

11

Serious within 200m

HIGH pedestrian risk7 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 965m

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£552,500

Median sale price

Above London median by 6%

£552,500 is 6% above the London median (£520,000)

-21.8%

This year

Flat

Dominant type

Price history

5-year change
-10.2%
Sales (24 months)6
New build0.0%
Avg flat£552,500
Price per m²£7,227/m²
Price per ft²£671/ft²
Avg floor area85.1 m²

EPC breakdown

B
94%
C
2%

Based on 96 properties · Confidence: high

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

Stamp duty

Standard buyer£15,125
First-time buyerFTB
£6,375
Additional propertyBTL/2nd
£31,700

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

£2,764/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£212,750
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 0.35 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2026 · CAGR

+1.8%

Total change

+22%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.8%

per year

Acceleration

-9.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£354k£451k+27.4%3
Brexit uncertainty2017–2019£561k£465k-17.1%1.7
Pandemic surge2020–2021£603k£615k+2.1%3
Rate-rise correction2022–2023£613k£620k+1.2%5
Current market2024–2026£625k£430k-31.2%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Flat/maisonette+3.1% α
Local
4.5%
District
1.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Stratford257 line
2.1 min walk
Stratford Low Level→ Liverpool Street· 28 tph
9 min

Nearby stations

Stratford Low LevelNational Rail
2 min walk
Stratford High Street DLR StationDLR
3 min walk
Stratford DLR StationDLR
3 min walk
Stratford Underground StationJubilee · Central
3 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
3 min walk
30 bus routes · 6 stops within 400m · 288 buses/hr peak

90

Walkability score

469

Footpaths (500m)

4

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria47 min ↑
Waterloo46 min ↑
Canary Wharf ★28 min
City34 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

50

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)6945
Nearest car park192m
Santander docks (800m)4
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
218m
🅿️
Car Park C (Purple)2000 spaces· yes
533m
🅿️
Car Park B (Green)1400 spaces· yes
534m
🅿️
Stratford International Station Car Park850 spaces· yes
681m
🅿️
Car Park A (Yellow)1600 spaces· yes
749m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% 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

CARPENTERS PRACTICE

236-252 HIGH STREET, STRATFORD, E15 2JA

4 min walk

47%

Recommend GP

47%

Overall GP experience

18

GPs within 1km

4

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

655

Parks (1km)

101

Restaurants (800m)

39

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

18

Sports (1km)

6

Convenience

Nearest supermarketLoon Fung · 178 m
3 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

152m

Post office

Nearby shops

Polski Sklep Gaska110 m
Amber Fashion201 m
K. Parsons Butchers203 m
Tariq Halal Meats204 m

Nearby cafes

Buyfoods Coffee19 m
XIX Nineteen154 m
Stratford Best Coffee / Meze & Grill184 m
Dolce Vita187 m

Nearby restaurants

Zuzu Bistro50 m
You Me Sushi104 m
Tanjia121 m
HS & Co122 m

Nearby pubs

The Abbey Tap118 m
Ye Olde Black Bull168 m
Roof East202 m
Queens Head272 m

Nearby gyms

Carpenters & Dockland Centre210 m
PureGym298 m
City Bouldering Stratford360 m
Gym 1971386 m

Nearby pharmacies

Boots180 m
Osbon Pharmacy209 m
Yemi Pharmacy733 m
Cartwrights Pharmacy942 m

Nearby health

Moorfields at Stratford174 m
Carpenters Practice324 m
InHealth Diagnostic Centre332 m
DentalSpace496 m
Food hygiene (5-star)52% of 277

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BASHFULKITTY LIMITED
BOTTLED JOY LTD
DURIAN PROJECT LTD
INTERNATIONAL CHAMBER OF SUSTAINABLE DEVELOPMENT (UK)
MAITENG ELECTRONICS CORPORATION UK LTD.

+5 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
3.5% (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 months1

Rental market

Very High

Demand

Very 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

73.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,653m
Crossrail 2 route5,195m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,553 nationally

1,234

Est. population

5,296/km²

74%

Employed

77%

Degree educated

2.5%

Claimant rate

Inner cityMedium densityYoung professionals

18

Community stability

Age profile

71%
17%
Under 188%
18–3471%
35–4917%
50–643%
65+1%

Tenure

17%
68%
Own outright6%
Own (mortgage)17%
Private rent68%
Social rent4%
Shared ownership6%

Ethnicity

23%
22%
37%
White British23%
White Other22%
Asian37%
Black5%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine4%
No car household84%
Unemployed5%
No qualifications2%

Housing tenure (Census 2021)

Private rent68%
Social rent4%

vs. London

Price vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
31
Local approval rate
81%
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)
10
Largest scheme
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
Pipeline pressure
NONE

Named schemes (500m)

Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS342 homes
completed
Station House, 1, Station House, 1, Station Street, Stratford, E15 1AP220 homes
completed
Northern Side Of, Northern Side Of, Great Eastern Road, Stratford City Zone 1, E15 1181 homes
completed
Burford Square, Burford Square, Channelsea Road, Cam Road, Stratford, E15 2SZ164 homes
completed
LAND KNOWN AS, LAND KNOWN AS, BURFORD ROAD, CHANNELSEA ROAD, WHARF ROAD, CAM ROAD, E15 2SP130 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
19.7%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Joshua GarfieldLabour and Co-operative Party
Sabia KamaliLabour and Co-operative Party
Terry PaulLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£552,500)

£15,125

Standard buyer

£6,375

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 1LA

Full postcodeE15 1LA
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.540026
Longitude-0.001460
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