Stratford · Newham · Stratford and Bow constituency · 51.53496, -0.00469

E15 2FR— Stratford, Newham

Location and area intelligence for E15 2FR, Stratford, Newham

The family fortress

 

Top 5% LondonSchools 100%Safety 76/100Transport 68/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
76
Schools
60
Transport
68
Environment
83
Investment
54

The bottom line

E15 2FR offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Young professionals who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E15 2FR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+46.0% vs London avg

Deep-dive guides for E15 2FR

🛡️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 Safe🍕 Buzzing

“The family fortress”

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How E15 2FR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Carpenters Primary School

Not yet inspected · Inspected Apr 2025 · 3 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 11 min walk

P8: +0.11A8: 53.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 12 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+5% vs borough

Crime by type

Other28%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary11%
Vehicle crime8%
Drug offences7%
Theft4%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.5km

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,393/m²
Price per ft²£408/ft²
Avg floor area71.4 m²

EPC breakdown

B
15%
C
12%

Based on 27 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£178,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+0.5%

Total change

+5%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.0%

per year

Acceleration

-57.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£300k£300k+0%1
Brexit uncertainty2017–2018£375k£353k-6%1
Rate-rise correction2023–2023£450k£450k+0%1
Current market2025–2025£315k£315k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Stratford High Street DLR StationDLR line
5.2 min walk
Stratford Low Level

Nearby stations

Stratford High Street DLR StationDLR
5 min walk
Pudding Mill Lane DLR StationDLR
7 min walk
Abbey Road DLR StationDLR
8 min walk
Stratford Low LevelNational Rail
9 min walk
Stratford DLR StationDLR
10 min walk
No bus stops within 400m

52

Walkability score

285

Footpaths (500m)

4

Santander docks (800m)

0.5 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

26

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)310
Nearest car park68m
Santander docks (800m)4
Nearest cycle dock0.5 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield849.1 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

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

330

Parks (1km)

10

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Carpenter's Arms (381 m)

Nearest supermarketLoon Fung · 778 m
4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

719m

Post office

Nearby shops

Happy Off Licence258 m
Alma Express268 m
Polski Sklep Gaska666 m
WHSmith750 m

Nearby cafes

Gezelling Coffee Locale55 m
ARC Club Cafe95 m
Sodexo Ltd295 m
Cakes and Craves304 m

Nearby restaurants

The Pie Crust (Thai)162 m
The Burger Cafe257 m
Jim & Tonic406 m
Tanjia612 m

Nearby pubs

The Carpenter's Arms381 m
Jim & Tonic at The Print House402 m
The Rum House and Distillery409 m
ABBA Arena622 m

Nearby gyms

Stratford Padel Club86 m
Anytime Fitness110 m
City Bouldering Stratford253 m
Gym 1971421 m

Nearby pharmacies

Boots784 m
Osbon Pharmacy814 m
Tesco Pharmacy998 m

Nearby health

DentalSpace125 m
InHealth Diagnostic Centre274 m
Carpenters Practice282 m
Dentaprime447 m
Food hygiene (5-star)60% of 58

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

M.W.LUKAS DECORATORS LTD
RIRIXCIV LTD
SISTERS FORUM LIMITED
THE LAMB STREET LTD

Investment

Investment grade, yield and market outlook

54

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 months0

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

8/100

Velocity score

Future outlook

69.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,054m
Crossrail 2 route5,082m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,246 nationally

2,103

Est. population

4,283/km²

68%

Employed

50%

Degree educated

5.9%

Claimant rate

Inner cityMedium densityRenters

28

Community stability

Age profile

20%
34%
27%
14%
Under 1820%
18–3434%
35–4927%
50–6414%
65+5%

Tenure

15%
45%
31%
Own outright7%
Own (mortgage)15%
Private rent45%
Social rent31%
Shared ownership3%
Rent free0%

Ethnicity

24%
18%
24%
22%
White British24%
White Other18%
Asian24%
Black22%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household63%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
40
Local approval rate
78%
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)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
Pipeline pressure
NONE

Named schemes (500m)

Warton House, 150, Warton House, 150, High Street, Stratford, E15 2NF704 homes
completed
160-188, 160-188, High Street, Stratford, E15298 homes
completed
Maxmoor House, 40B, Maxmoor House, 40B, Warton Road, Stratford, E15 2JU249 homes
completed
80 - 92, 80 - 92, High Street, Stratford, E15 2NE202 homes
completed
223 - 231, 223 - 231, High Street, Rick Robert Way, Stratford, E15 2LS173 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

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Key facts for E15 2FR

Full postcodeE15 2FR
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.534964
Longitude-0.004695
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