Maryland · Newham · Stratford and Bow constituency · 51.55143, 0.00220

E15 1TZ— Maryland, Newham

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

The family fortress

 

Top 13% LondonSchools 100%Safety 79/100Transport 55/100~4% yield · indicativeOnly 3 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
55
Environment
78
Investment
51

The bottom line

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

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Location

E15 1TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+20.0% vs London avg

Deep-dive guides for E15 1TZ

🛡️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 1TZ 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 · 4 min walk

KS2: 106.1

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 12 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 5 min walk

6 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

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.1km

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,149/m²
Price per ft²£478/ft²
Avg floor area91.3 m²

EPC breakdown

C
13%
D
33%
E
14%

Based on 60 properties · Confidence: high

Street mix

Terraced 87%Flat 13%

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£228,250
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)
RoofPitched, 100 mm loft insulation
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

+7.5%

Total change

+719%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.1%

per year

Acceleration

+59.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 73 sales

Property Type Mix

Total: 73 sales

Terraced87.7%
Flat/maisonette12.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£90k+55.2%4
Post-dot-com plateau2001–2004£120k£230k+91.7%2.8
Pre-crash peak2005–2007£235k£273k+16.2%4
GFC & correction2008–2012£250k£285k+14%1.2
Help-to-Buy recovery2013–2016£274k£388k+41.6%3.2
Brexit uncertainty2017–2019£363k£475k+31%1.7
Pandemic surge2020–2021£490k£523k+6.8%2.5
Rate-rise correction2022–2023£500k£785k+57%1
Current market2024–2025£420k£475k+13.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
7.5%
District
7.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing13
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
7.8 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
8 min walk
MarylandNational Rail
8 min walk
Leyton Underground StationCentral
10 min walk
Stratford International DLR StationDLR
13 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
14 min walk
No bus stops within 400m

57

Walkability score

228

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 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

18

Car parks (800m)

18

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)110
Nearest car park87m
Santander docks (800m)0
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 speed492 Mbps
Median download447 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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 67%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

4 min walk

86%

Recommend GP

86%

Overall GP experience

11

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.9 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

1474

Parks (1km)

39

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

6

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Friends Bar & Restaurant (322 m)

Nearest supermarketAseda Trading · 327 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

2

Libraries (1km)

2

Cinemas (2km)

236m

Post office

Nearby shops

Londis217 m
Gustul Românesc260 m
Stratford Food Centre Store263 m
Onur Supermarket271 m

Nearby cafes

Viva Afrik265 m
Blue River Cafe273 m
Blancos Cafe330 m
Farha476 m

Nearby restaurants

Spice Hut235 m
Pizza GoGo235 m
Pitta Maria236 m
Kong Foo Wok238 m

Nearby pubs

Friends Bar & Restaurant322 m
Le Regret340 m
Rama Dracula Wine House378 m
The Eagle386 m

Nearby gyms

Muscle Basin Gym232 m
Anytime Fitness483 m
More Yoga512 m
CorePower Yoga708 m

Nearby pharmacies

Safedale Pharmacy265 m
Acheason Chemist296 m
Langthorne Pharmacy442 m
Cartwrights Pharmacy548 m

Nearby health

The Thatched House Dental Practice270 m
High Road Surgery335 m
Community Dental Service431 m
Lime Tree Surgery444 m
Food hygiene (5-star)33% of 112

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

3SUK LIMITED
BBY SMART LIMITED
BELVARTON LIMITED
CODA LOGISTICS LTD
EBL GROUP LIMITED

+4 more

Investment

Investment grade, yield and market outlook

51

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 score21/100
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

62

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 route8,874m
Crossrail 2 route5,358m

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

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)
11
Planning apps (3 years)
22
Local approval rate
73%
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)
196
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
3, 3, Langthorne Road, Leytonstone, E11 4HL79 homes
completed
LANGHORNE HOSPITAL, LANGHORNE HOSPITAL, LANGHORNE ROAD, E11 3HP32 homes
completed
PART AVENUE ROAD ESTATE, PART AVENUE ROAD ESTATE, THORNE CLOSE, VICTORIA ROAD, E1130 homes
completed
THE AVENUE ESTATE (PHASE 3), THE AVENUE ESTATE (PHASE 3), HALL ROAD, CROWNFIELD ROAD, E1529 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 1TZ

Full postcodeE15 1TZ
Postcode districtE15
BoroughLondon Borough of Newham
WardMaryland
Latitude51.551429
Longitude0.002199
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
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