Maryland · Newham · Stratford and Bow constituency · 51.54951, 0.00318

E15 1LU— Maryland, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 62/100Yield 4.04%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
79
Schools
90
Transport
62
Environment
63
Investment
49

The bottom line

E15 1LU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £475,000 median — a strong choice for Families.

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Location

E15 1LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-8.7% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E15 1LU

🛡️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 1LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colegrave Primary School

Not yet inspected · 2 min walk

KS2: 106.1

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 9 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.1 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-14% vs borough

Crime by type

Other31%
Violence & sexual offences31%
Anti-social behaviour10%
Vehicle crime10%
Drug offences7%
Theft5%
Burglary5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 841m

Crime is +20% 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.

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

-33.3%

This year

Flat

Dominant type

Price history

5-year change
-39.6%
Sales (24 months)5
New build0.0%
Avg terraced£630,000
Avg flat£340,000
Price per m²£6,815/m²
Price per ft²£633/ft²
Avg floor area71.9 m²

EPC breakdown

B
1%
C
47%
D
52%
E
9%
F
2%
G
1%

Based on 112 properties · Confidence: high

Street mix

Semi 1%Terraced 48%Detached 1%Flat 49%

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£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

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

£2,376/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£179,750
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

1995–2026 · CAGR

+5.9%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.2%

per year

Acceleration

-123.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 79 sales

Property Type Mix

Total: 79 sales

Detached1.3%
Semi-detached1.3%
Terraced51.9%
Flat/maisonette45.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£109k+51.4%3.4
Post-dot-com plateau2001–2004£83k£250k+203%5
Pre-crash peak2005–2007£161k£180k+11.8%4
GFC & correction2008–2011£280k£244k-13%4
Help-to-Buy recovery2014–2015£230k£243k+5.4%3
Brexit uncertainty2017–2019£410k£320k-22%1
Pandemic surge2020–2021£245k£786k+221.4%2
Rate-rise correction2023–2023£285k£285k+0%1
Current market2024–2026£368k£420k+14.3%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-1.5% alpha

Terraced+0.2% α
Local
7.8%
District
7.6%
Flat/maisonette-1.5% α
Local
6.8%
District
8.3%

CAGR over 30yr 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 3

Moderate

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

Nearby stations

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

65

Walkability score

318

Footpaths (500m)

1

Santander docks (800m)

0.8 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

24

Car parks (800m)

20

EV chargers (800m)

Total spaces (800m)162
Nearest car park185m
Santander docks (800m)1
Nearest cycle dock0.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed496 Mbps
Median download449 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: 6.3 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

HIGH ROAD SURGERY

DOCTORS SURGERY, 287 HIGH ROAD LEYTONSTONE, E11 4HH

6 min walk

86%

Recommend GP

86%

Overall GP experience

16

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1490

Parks (1km)

45

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Eagle (361 m)

Nearest supermarketAseda Trading · 153 m
3 tennis courts

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)

2

Cinemas (2km)

191m

Post office

Nearby shops

Fresh Vegetables And Fruit And Cash & Carry155 m
Onur Supermarket167 m
Stratford Food Centre Store187 m
Gustul Românesc212 m

Nearby cafes

Blue River Cafe163 m
Bromley Cafe273 m
Viva Afrik327 m
La doi pasi de casa377 m

Nearby restaurants

Atlantic Fish Bar157 m
R3172 m
Pitta Maria187 m
Spice Hut197 m

Nearby pubs

The Eagle361 m
Cheers Bar & Lounge392 m
Cart and Horses418 m
Friends Bar & Restaurant475 m

Nearby gyms

Muscle Basin Gym239 m
Anytime Fitness458 m
More Yoga491 m
CorePower Yoga520 m

Nearby pharmacies

Cartwrights Pharmacy331 m
Safedale Pharmacy337 m
Acheason Chemist452 m
Yemi Pharmacy472 m

Nearby health

The Thatched House Dental Practice356 m
Dorset Place Dental Practice468 m
High Road Surgery503 m
Student Dental Clinic596 m
Food hygiene (5-star)37% of 125

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

21 CHOBHAM ROAD RTM COMPANY LIMITED
42 CHOBHAM ROAD RTM COMPANY LIMITED
ACKEEE TREE LIMITED
ADVANTAGE PROPERTY MAITENACE LIMITED
AK CONSTRUCT 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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

48

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,725m
Crossrail 2 route5,439m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,563 nationally

1,703

Est. population

21,160/km²

61%

Employed

38%

Degree educated

9.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

23%
28%
24%
17%
Under 1823%
18–3428%
35–4924%
50–6417%
65+9%

Tenure

15%
37%
34%
Own outright13%
Own (mortgage)15%
Private rent37%
Social rent35%
Shared ownership1%

Ethnicity

18%
21%
32%
21%
White British18%
White Other21%
Asian32%
Black21%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household59%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent37%
Social rent35%

vs. London

Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
18
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)
192
Largest scheme
471 homes · Chobham Farm Zone 4, Chobham Farm Zone 4, Leyton Road, Penny Brookes Street, Stratford, E20
Pipeline pressure
NONE

Named schemes (500m)

AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4134 homes
completed
PAINT DEPOT/CRUSADER ANIMAL FOODS,, PAINT DEPOT/CRUSADER ANIMAL FOODS,, SOUTH WINDMILL LANE, E15101 homes
completed
FORMER BRITVIC DEPOT, REAR OF 69-91, FORMER BRITVIC DEPOT, REAR OF 69-91, LEYTONSTONE ROAD, MARYLAND STREET, E1566 homes
completed
14A-20A, 14A-20A, LEYTONSTONE ROAD, E15 1SE50 homes
completed
SITE 1, SITE 1, MARYLAND ROAD, MARYLAND STREET, E15 1JH48 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 (£475,000)

£11,250

Standard buyer

£2,500

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 1LU

Full postcodeE15 1LU
Postcode districtE15
BoroughLondon Borough of Newham
WardMaryland
Latitude51.549515
Longitude0.003182
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