Stratford · Newham · Stratford and Bow constituency · 51.53749, -0.00347

E15 2LB— Stratford, Newham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 70/100Transport 71/100Yield 5.17%

Best for: Families, Commuters, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
77
Safety
70
Schools
60
Transport
71
Environment
83
Investment
67

The bottom line

E15 2LB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband, good transport links and a green environment at £371,125 median — a strong choice for Families and Commuters.

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Location

E15 2LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-28.6% vs London avg
vs London crime+103.0% vs London avg

Deep-dive guides for E15 2LB

🛡️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 2LB 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 · 2 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 15 min walk

P8: +0.11A8: 53.4

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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

131.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+46% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour15%
Theft11%
Drug offences8%
Burglary6%
Vehicle crime6%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is +103% above London average

Property

2 Jul

Prices, sales volume and market trends

£371,125

Median sale price

Bottom 25% — 29% below London median

£371,125 is 29% below the London median (£520,000)

+23.5%

This year

Flat

Dominant type

Price history

5-year change
-4.2%
Sales (24 months)8
New build0.0%
Avg flat£371,125
Price per m²£6,280/m²
Price per ft²£583/ft²
Avg floor area58.3 m²

EPC breakdown

B
100%
C
8%

Based on 108 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

Stamp duty

Standard buyer£6,056
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,190

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

£1,857/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£145,750
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsSystem built, as built, insulated (assumed)
Roof(other premises 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

2010–2025 · CAGR

+4.1%

Total change

+83%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.9%

per year

Acceleration

+17.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 92 sales

Property Type Mix

Total: 92 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2011£220k£249k+13%28
Help-to-Buy recovery2013–2016£315k£420k+33.3%2.7
Brexit uncertainty2017–2018£360k£405k+12.5%4
Rate-rise correction2022–2023£333k£353k+6%5.5
Current market2024–2025£347k£403k+15.9%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
4.1%
District
3.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Stratford High Street DLR StationDLR line
2.1 min walk
Stratford Low Level

Nearby stations

Stratford High Street DLR StationDLR
2 min walk
Stratford Low LevelNational Rail
5 min walk
Stratford DLR StationDLR
6 min walk
Stratford Underground StationJubilee · Central
6 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
6 min walk
No bus stops within 400m

64

Walkability score

335

Footpaths (500m)

4

Santander docks (800m)

0.3 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

38

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)4441
Nearest car park79m
Santander docks (800m)4
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
525m
🅿️
Car Park B (Green)1400 spaces· yes
672m
🅿️
Car Park C (Purple)2000 spaces· yes
724m

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: 5.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

0 min walk

47%

Recommend GP

47%

Overall GP experience

14

GPs within 1km

2

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

427

Parks (1km)

94

Restaurants (800m)

37

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketLoon Fung · 485 m
4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

440m

Post office

Nearby shops

Alma Express304 m
Polski Sklep Gaska386 m
WHSmith461 m
Amber Fashion505 m

Nearby cafes

The Westbridge Coffee House73 m
The Pantry Cafe174 m
Dolce Vita186 m
The Grand231 m

Nearby restaurants

The Pie Crust (Thai)132 m
Tanjia341 m
HS & Co346 m
Zuzu Bistro356 m

Nearby pubs

The Carpenter's Arms220 m
The Abbey Tap398 m
Ye Olde Black Bull429 m
Roof East509 m

Nearby gyms

City Bouldering Stratford47 m
Anytime Fitness208 m
Gym 1971242 m
Carpenters & Dockland Centre297 m

Nearby pharmacies

Boots491 m
Osbon Pharmacy524 m
Wagpharm Chemist847 m

Nearby health

Carpenters Practice27 m
InHealth Diagnostic Centre28 m
DentalSpace182 m
Moorfields at Stratford441 m
Food hygiene (5-star)55% of 207

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

A

High street health

Registered businesses

CARYN & CO LIMITED
D&D ELECTRICAL LTD
GAVIN RUMGAY RACKET SPORTS LIMITED
NEXT CHAPTER PSYCHOTHERAPY LTD
PIN COMM LTD

Investment

Investment grade, yield and market outlook

67

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

77.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,339m
Crossrail 2 route5,103m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,802 nationally

1,782

Est. population

20,353/km²

61%

Employed

61%

Degree educated

4.0%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

16%
48%
22%
Under 1816%
18–3448%
35–4922%
50–6410%
65+4%

Tenure

17%
37%
31%
Own outright7%
Own (mortgage)17%
Private rent37%
Social rent31%
Shared ownership7%
Rent free1%

Ethnicity

17%
22%
35%
19%
White British17%
White Other22%
Asian35%
Black19%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household66%
Unemployed9%
No qualifications13%

Housing tenure (Census 2021)

Private rent37%
Social rent31%

vs. London

Price vs London-28.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
28
Local approval rate
73%
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)
0
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
Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS342 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
Station House, 1, Station House, 1, Station Street, Stratford, E15 1AP220 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£371,125)

£6,056

Standard buyer

£0

First-time buyer

Save £6,056

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 2LB

Full postcodeE15 2LB
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.537488
Longitude-0.003474
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