Stratford · Newham · Stratford and Bow constituency · 51.53018, -0.01373

E15 2GR— Stratford, Newham

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

 

Schools 100%Safety 70/100Transport 50/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
70
Schools
90
Transport
50
Environment
83
Investment
62

The bottom line

E15 2GR 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: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E15 2GR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+101.0% vs London avg

Deep-dive guides for E15 2GR

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

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Postcode Personality

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How E15 2GR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Old Palace Primary School

Good · Inspected Jan 2023 · 4 min walk

KS2: 107.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 7 min walk

P8: +0.11A8: 53.4

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

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 6 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

130.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+44% vs borough

Crime by type

Other27%
Anti-social behaviour20%
Violence & sexual offences18%
Theft11%
Drug offences8%
Robbery7%
Vehicle crime5%
Burglary4%

Road safety

79

Road safety score

13

Accidents (5yr)

2

KSI (5yr)

17

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.1km

Crime is +101% above London average

Property

Prices, sales volume and market trends

Avg floor area76.4 m²

EPC breakdown

B
43%
C
2%

Based on 45 properties · Confidence: high

Street mix

Flat 90%Other 10%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£191,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.26 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2023 · CAGR

+2%

Total change

+13%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-7.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 54 sales

Property Type Mix

Total: 54 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£395k£460k+16.5%23
Rate-rise correction2022–2023£470k£445k-5.3%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
2%
District
1.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0

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
5.2 min walk
Stratford Low Level

Nearby stations

Pudding Mill Lane DLR StationDLR
6 min walk
Bow Church DLR StationDLR
7 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
8 min walk
Bow Road Underground StationDistrict · Hammersmith & City
11 min walk
Devons Road DLR StationDLR
11 min walk
No bus stops within 400m

54

Walkability score

287

Footpaths (500m)

4

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria42 min ↑
Waterloo41 min ↑
Canary Wharf ★22 min
City28 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)

2

EV chargers (800m)

Total spaces (800m)21
Nearest car park119m
Santander docks (800m)4
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tesco· no
435m
🅿️
Tesco· no
547m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
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

13 min walk

47%

Recommend GP

47%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMile End Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

181

Parks (1km)

6

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketStroudley Walk Grocery · 392 m
3 tennis courts1 sports halls

Nightlife (500m)

1

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)

415m

Post office

Nearby shops

Sky Local38 m
Premier125 m
Bow Cash & Carry370 m
Jalalabad Grocers406 m

Nearby cafes

Nunnery Café321 m
Glace Cafe322 m
3 Bees Cafe389 m
root /25443 m

Nearby restaurants

McDonald's102 m
Bow Tandoori394 m
Stroudley Grill & PFC395 m
PFC Espresso403 m

Nearby pubs

ABBA Arena335 m
Jim & Tonic at The Print House422 m
The Rum House and Distillery428 m
The Bow Bells489 m

Nearby gyms

Marchon398 m
Bow Quarter Leisure Centre529 m
The Gym593 m
Liquid Movement - Yoga, Sound, Motion668 m

Nearby pharmacies

Bow Pharmacy413 m
Tesco Pharmacy450 m
Green Light Pharmacy710 m

Nearby health

Dentaprime396 m
London Physiotherapy and Wellness524 m
St Andrews Health Centre703 m
DentalSpace902 m
Food hygiene (5-star)66% of 47

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

69 APPACH ROAD LIMITED
CODOVA LIMITED
EA31337 LTD
MY COGNITIVE LIMITED
SKY LOCAL LTD

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

59.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,277m
Crossrail 2 route4,654m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,800 nationally

1,887

Est. population

6,230/km²

78%

Employed

65%

Degree educated

3.5%

Claimant rate

SuburbanMedium densityRenters

24

Community stability

Age profile

56%
21%
Under 1813%
18–3456%
35–4921%
50–649%
65+2%

Tenure

22%
55%
Own outright5%
Own (mortgage)22%
Private rent55%
Social rent12%
Shared ownership6%

Ethnicity

25%
27%
24%
13%
White British25%
White Other27%
Asian24%
Black13%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household74%
Unemployed6%
No qualifications8%

Housing tenure (Census 2021)

Private rent55%
Social rent12%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
19
Local approval rate
57%
Borough approval rate
76%
Opportunity area
Olympic Legacy
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
659 homes · Crossways Estate, Crossways Estate, RAINHILL WAY, E3
Pipeline pressure
NONE

Named schemes (500m)

14 - 26, 14 - 26, High Street, Stratford, E15 2PP301 homes
completed
Marshgate Business Centre and 14, Marshgate Business Centre and 14, Marshgate Lane, Pudding Mill, Stratford, London, E15 2NH260 homes
completed
CENTRAL HOUSE, 32-66, CENTRAL HOUSE, 32-66, HIGH STREET, STRATFORD, E15 2PD197 homes
completed
Land at Cook's Road (Phase 1), Land at Cook's Road (Phase 1), Cook's Road, Pudding Mill, E15 2PW194 homes
completed
2-12, 2-12, Stratford High Street, Stratford, E15 2PW191 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 2GR

Full postcodeE15 2GR
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.530181
Longitude-0.013728
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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