Stratford · Newham · Stratford and Bow constituency · 51.53921, -0.00239

E15 1LF— Stratford, Newham

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

City living at its best

 

Schools 100%Safety 10/100Transport 72/100Yield 4.17%

Best for: Commuters, Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
65
Safety
10
Schools
90
Transport
72
Environment
83
Investment
72

The bottom line

E15 1LF offers exceptional schools (100% Good/Outstanding), fast broadband, good transport links and a green environment — a strong choice for Commuters and Investors.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E15 1LF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E15 1LF meets your needs.

Location

E15 1LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+669.0% vs London avg

Deep-dive guides for E15 1LF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E15 1LF with:

Postcode Personality

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

“City living at its best”

Share:WhatsAppShare on X

How E15 1LF 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 · 5 min walk

KS2: 105.4

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 11 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 13 min walk

4 primaries · 1 secondaries · 0 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area57.6 m²

EPC breakdown

B
17%
C
8%

Based on 25 properties · Confidence: medium

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£144,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2022 · CAGR

+3%

Total change

+69%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.2%

per year

Acceleration

+7.59

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£225k£225k+0%5
GFC & correction2010–2012£215k£224k+4.1%1.5
Help-to-Buy recovery2013–2015£194k£300k+54.6%2.5
Brexit uncertainty2017–2017£302k£302k+0%1
Pandemic surge2020–2021£343k£348k+1.6%1
Rate-rise correction2022–2022£380k£380k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.6% alpha

Flat/maisonette-2.6% α
Local
2.6%
District
5.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Stratford High Street DLR StationDLR
2 min walk
Stratford Low LevelNational Rail
3 min walk
Stratford DLR StationDLR
4 min walk
Stratford Underground StationJubilee · Central
4 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
4 min walk
30 bus routes · 6 stops within 400m · 285 buses/hr peak

87

Walkability score

426

Footpaths (500m)

4

Santander docks (800m)

0.2 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

46

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)6928
Nearest car park86m
Santander docks (800m)4
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
320m
🅿️
Car Park B (Green)1400 spaces· yes
550m
🅿️
Car Park C (Purple)2000 spaces· yes
574m
🅿️
Stratford International Station Car Park850 spaces· yes
733m
🅿️
Car Park A (Yellow)1600 spaces· yes
759m

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: 5.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
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

3 min walk

47%

Recommend GP

47%

Overall GP experience

18

GPs within 1km

3

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

568

Parks (1km)

100

Restaurants (800m)

40

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

18

Sports (1km)

3

Convenience

Nearest supermarketLoon Fung · 280 m
4 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

253m

Post office

Nearby shops

Polski Sklep Gaska202 m
WHSmith272 m
Amber Fashion310 m
K. Parsons Butchers312 m

Nearby cafes

Buyfoods Coffee123 m
The Pantry Cafe127 m
Dolce Vita127 m
XIX Nineteen131 m

Nearby restaurants

Zuzu Bistro158 m
Tanjia179 m
HS & Co183 m
You Me Sushi193 m

Nearby pubs

The Abbey Tap213 m
Ye Olde Black Bull256 m
The Carpenter's Arms301 m
Roof East304 m

Nearby gyms

Carpenters & Dockland Centre175 m
City Bouldering Stratford249 m
Gym 1971294 m
PureGym409 m

Nearby pharmacies

Boots286 m
Osbon Pharmacy321 m
Yemi Pharmacy845 m
Wagpharm Chemist922 m

Nearby health

Carpenters Practice217 m
InHealth Diagnostic Centre225 m
Moorfields at Stratford266 m
DentalSpace386 m
Food hygiene (5-star)54% of 264

Business

Local businesses registered here

Active businesses
5
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

A

High street health

Registered businesses

BUZA LIMITED
CANDA GROUP LIMITED
CANDA HOLDINGS LIMITED
CANDA PARTNERSHIP HOLDINGS LLP
JKCHEIN LTD

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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 score41/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

67.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,542m
Crossrail 2 route5,144m

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

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
26
Local approval rate
76%
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)
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

Live in E15 1LF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E15 1LF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E15 1LF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E15 1LF

Full postcodeE15 1LF
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.539205
Longitude-0.002390
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