Stratford · Newham · Stratford and Bow constituency · 51.53665, -0.00681

E15 2LU— Stratford, Newham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 84/100Transport 67/100Yield 4.17%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
80
Safety
84
Schools
60
Transport
67
Environment
83
Investment
70

The bottom line

E15 2LU 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 2LU

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-34.0% vs London avg

Deep-dive guides for E15 2LU

🛡️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 2LU 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 · 1 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 13 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 · 18 min walk

2 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.5km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area44.5 m²

EPC breakdown

C
16%
D
13%
E
2%

Based on 31 properties · Confidence: high

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£111,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

Price Trajectory

2015–2019 · CAGR

+6.8%

Total change

+30%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.3%

per year

Acceleration

-11.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£200k£240k+20%1
Brexit uncertainty2019–2019£260k£260k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
5.8 min walk
Stratford Low Level→ Liverpool Street· 28 tph
9 min

Nearby stations

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

60

Walkability score

340

Footpaths (500m)

5

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

24

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)4324
Nearest car park16m
Santander docks (800m)5
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Car Park B (Green)1400 spaces· yes
705m
🅿️
Stratford Centre Car Park675 spaces· yes
713m
🅿️
Car Park C (Purple)2000 spaces· yes
791m

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

3 min walk

47%

Recommend GP

47%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.6 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

311

Parks (1km)

71

Restaurants (800m)

38

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

23

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 679 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)

670m

Post office

Nearby shops

Alma Express55 m
Happy Off Licence412 m
WHSmith614 m
Polski Sklep Gaska618 m

Nearby cafes

Cakes and Craves82 m
ARC Club Cafe143 m
Gezelling Coffee Locale189 m
Pool Street Café295 m

Nearby restaurants

The Pie Crust (Thai)209 m
The Burger Cafe407 m
River Side East428 m
Jim & Tonic498 m

Nearby pubs

The Carpenter's Arms177 m
Jim & Tonic at The Print House488 m
The Rum House and Distillery517 m
ABBA Arena587 m

Nearby gyms

Anytime Fitness144 m
City Bouldering Stratford208 m
Gym 1971215 m
Stratford Padel Club239 m

Nearby pharmacies

Boots686 m
Osbon Pharmacy733 m
Tesco Pharmacy1.1 km

Nearby health

DentalSpace152 m
InHealth Diagnostic Centre254 m
Carpenters Practice262 m
Dentaprime554 m
Food hygiene (5-star)65% of 141

Business

Local businesses registered here

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

High street

E

High street health

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 score38/100
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

69.1

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 route7,140m
Crossrail 2 route4,895m

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

Inner cityVery high densityYoung professionals

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)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
42
Local approval rate
79%
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
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 2LU

Full postcodeE15 2LU
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.536646
Longitude-0.006813
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
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Mail
Food Standards
Agency
Ofcom
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