Stratford · Newham · Stratford and Bow constituency · 51.53699, -0.00759

E15 2LL— Stratford, Newham

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 70/100Transport 67/100Yield 4.17%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
70
Schools
60
Transport
67
Environment
83
Investment
70

The bottom line

E15 2LL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Investors.

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Location

E15 2LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+103.0% vs London avg

Deep-dive guides for E15 2LL

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E15 2LL 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 · 14 min walk

P8: +0.11A8: 53.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 17 min walk

2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.5km

Crime is +103% above London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

B
5%
C
3%

Based on 8 properties · Confidence: low

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£168,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Stratford DLR StationDLR line
5.7 min walk
Stratford Low Level→ Liverpool Street· 28 tph
9 min

Nearby stations

Pudding Mill Lane DLR StationDLR
6 min walk
Stratford High Street DLR StationDLR
6 min walk
Stratford Low LevelNational Rail
7 min walk
Stratford Underground StationJubilee · Central
8 min walk
Stratford DLR StationDLR
8 min walk
No bus stops within 400m

62

Walkability score

375

Footpaths (500m)

5

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

25

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)5924
Nearest car park62m
Santander docks (800m)5
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Car Park B (Green)1400 spaces· yes
665m
🅿️
Stratford Centre Car Park675 spaces· yes
714m
🅿️
Car Park C (Purple)2000 spaces· yes
757m
🅿️
Car Park A (Yellow)1600 spaces· yes
799m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

4 min walk

47%

Recommend GP

47%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.5 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

323

Parks (1km)

73

Restaurants (800m)

52

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

23

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 680 m
4 swimming pools4 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)

690m

Post office

Nearby shops

Alma Express48 m
Happy Off Licence456 m
WHSmith606 m
Love Curros London639 m

Nearby cafes

Cakes and Craves36 m
ARC Club Cafe208 m
Pool Street Café231 m
Gezelling Coffee Locale255 m

Nearby restaurants

The Pie Crust (Thai)270 m
River Side East362 m
The Burger Cafe450 m
Pop Up Pizza455 m

Nearby pubs

The Carpenter's Arms158 m
Jim & Tonic at The Print House513 m
The Rum House and Distillery547 m
Park Kitchen & Bar549 m

Nearby gyms

Gym 1971191 m
Team UCL Gym204 m
Anytime Fitness210 m
City Bouldering Stratford254 m

Nearby pharmacies

Boots690 m
Osbon Pharmacy742 m
Tesco Pharmacy1.2 km

Nearby health

DentalSpace217 m
InHealth Diagnostic Centre300 m
Carpenters Practice307 m
Dentaprime583 m
Food hygiene (5-star)65% of 150

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ADINFRIMPS LTD
AGORA OU NUNCA LTD
BEST PET LTD
FLUSH TILER LTD
GEMANDI GROUP LIMITED

+6 more

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score43/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

66.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,146m
Crossrail 2 route4,834m

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

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)
27
Planning apps (3 years)
39
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)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
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
Zone 2, International Square, Zone 2, International Square, Westfield Avenue, Montfichet Road, E15333 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

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 2LL

Full postcodeE15 2LL
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.536992
Longitude-0.007591
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