Stratford · Newham · Stratford and Bow constituency · 51.53402, -0.00761

E15 2FU— Stratford, Newham

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

The family fortress

 

Top 8% LondonSchools 100%Safety 84/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
84
Schools
90
Transport
60
Environment
83
Investment
46

The bottom line

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

The catches: very high noise (55 dB) — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E15 2FU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime-34.0% vs London avg

Deep-dive guides for E15 2FU

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E15 2FU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

School 360

Good · Inspected Nov 2023 · 3 min walk

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.11A8: 53.4

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.9 incidents per 1,000 residents

Better than 68% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences36%
Other25%
Anti-social behaviour14%
Drug offences7%
Theft5%
Robbery5%
Vehicle crime5%
Burglary3%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.7km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,065/m²
Price per ft²£563/ft²
Avg floor area74.2 m²

EPC breakdown

B
70%
C
1%

Based on 71 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

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£185,500
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 0.17 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+0.4%

Total change

+3%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.2%

per year

Acceleration

-61.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 85 sales

Property Type Mix

Total: 85 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£437k£1.60m+266.6%23.7
Pandemic surge2021–2021£545k£545k+0%7
Rate-rise correction2022–2023£366k£451k+23.3%2.5
Current market2024–2025£610k£450k-26.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
0.6%
District
1.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Pudding Mill Lane DLR StationDLR line
4.3 min walk
Stratford Low Level

Nearby stations

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

47

Walkability score

311

Footpaths (500m)

4

Santander docks (800m)

0.4 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

19

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)264
Nearest car park88m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco· no
750m

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
NoiseVERY HIGH
road · Rail Lden: 55 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

6 min walk

47%

Recommend GP

47%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalMile End Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

299

Parks (1km)

4

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

9

Gyms (1km)

24

Sports (1km)

2

Convenience

Nearest supermarketSainsbury's · 959 m
4 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

919m

Post office

Nearby shops

Happy Off Licence142 m
Alma Express282 m
Sky Local568 m
Premier706 m

Nearby cafes

ARC Club Cafe233 m
Gezelling Coffee Locale247 m
Glace Cafe297 m
Cakes and Craves307 m

Nearby restaurants

The Burger Cafe134 m
Jim & Tonic204 m
The Pie Crust (Thai)365 m
River Side East594 m

Nearby pubs

Jim & Tonic at The Print House195 m
The Rum House and Distillery221 m
ABBA Arena398 m
The Carpenter's Arms473 m

Nearby gyms

Stratford Padel Club142 m
Marchon271 m
Anytime Fitness273 m
City Bouldering Stratford434 m

Nearby pharmacies

Tesco Pharmacy835 m
Boots962 m
Osbon Pharmacy1.0 km

Nearby health

Dentaprime258 m
DentalSpace300 m
InHealth Diagnostic Centre469 m
Carpenters Practice478 m
Food hygiene (5-star)63% of 49

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ALTAN PROPERTY INVESTMENTS LTD
ALTAN PROPERTY MANAGEMENT LTD
BABA'S COFFEE LIMITED
INNERWORLD PSYCHOLOGY LTD
NIRAAMISH LTD

+3 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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,861m
Crossrail 2 route4,914m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,876 nationally

1,375

Est. population

30,000/km²

79%

Employed

69%

Degree educated

4.2%

Claimant rate

SuburbanVery high densityRenters

22

Community stability

Age profile

14%
51%
25%
Under 1814%
18–3451%
35–4925%
50–647%
65+3%

Tenure

42%
29%
15%
Own outright4%
Own (mortgage)9%
Private rent42%
Social rent29%
Shared ownership15%
Rent free1%

Ethnicity

23%
23%
22%
18%
White British23%
White Other23%
Asian22%
Black18%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine13%
No car household75%
Unemployed5%
No qualifications6%

Housing tenure (Census 2021)

Private rent42%
Social rent29%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
36
Local approval rate
70%
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)
21
Largest scheme
704 homes · Warton House, 150, Warton House, 150, High Street, Stratford, E15 2NF
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
Marshgate Business Centre and 14, Marshgate Business Centre and 14, Marshgate Lane, Pudding Mill, Stratford, London, E15 2NH260 homes
completed
Maxmoor House, 40B, Maxmoor House, 40B, Warton Road, Stratford, E15 2JU249 homes
completed
Plot R2, Strand East, Plot R2, Strand East, Sugar House Lane, Three Mills Wall River, E15 2QD211 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 2FU

Full postcodeE15 2FU
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.534024
Longitude-0.007605
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
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