Stratford · Newham · Stratford and Bow constituency · 51.53175, -0.01151

E15 2NZ— Stratford, Newham

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

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 50/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
70
Schools
90
Transport
50
Environment
83
Investment
52

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E15 2NZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E15 2NZ meets your needs.

Location

E15 2NZ

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 2NZ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E15 2NZ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
Share:WhatsAppShare on X

How E15 2NZ 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 · 2 min walk

—

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 9 min walk

5 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

10

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.3km

Crime is +101% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,058/m²
Price per ft²£470/ft²
Avg floor area51.8 m²

EPC breakdown

B
5%
C
59%
D
17%
F
1%

Based on 82 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£129,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2001–2025 · CAGR

+3.6%

Total change

+132%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.2%

per year

Acceleration

+40.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 139 sales

Property Type Mix

Total: 139 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£134k£185k+37.6%20.5
Pre-crash peak2005–2007£199k£250k+25.6%4.7
GFC & correction2008–2011£275k£168k-38.8%1.7
Help-to-Buy recovery2013–2016£244k£380k+55.9%5.8
Brexit uncertainty2017–2019£415k£374k-9.9%1.5
Pandemic surge2021–2021£371k£371k+0%2
Rate-rise correction2022–2023£268k£268k-0.2%3
Current market2024–2025£240k£313k+30.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
3.6%
District
5.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
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
3.6 min walk
Stratford Low Level

Nearby stations

Pudding Mill Lane DLR StationDLR
4 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
10 min walk
Bow Church DLR StationDLR
10 min walk
Stratford High Street DLR StationDLR
13 min walk
Abbey Road DLR StationDLR
13 min walk
No bus stops within 400m

52

Walkability score

339

Footpaths (500m)

5

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria49 min ↑
Waterloo49 min ↑
Canary Wharf ★26 min
City35 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

20

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)61
Nearest car park340m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Tesco· no
509m
🅿️
Tesco· no
624m

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: 4.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
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

10 min walk

47%

Recommend GP

47%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalMile End Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

255

Parks (1km)

4

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

25

Sports (1km)

1

Convenience

Nearest supermarketStroudley Walk Grocery · 625 m
3 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

637m

Post office

Nearby shops

Sky Local200 m
Premier337 m
Happy Off Licence371 m
Bow Cash & Carry595 m

Nearby cafes

Glace Cafe98 m
The View Tube café420 m
Nunnery Café541 m
Millers House Cafe555 m

Nearby restaurants

Jim & Tonic203 m
McDonald's332 m
The Burger Cafe367 m
Bow Tandoori626 m

Nearby pubs

ABBA Arena196 m
Jim & Tonic at The Print House200 m
The Rum House and Distillery220 m
The Bow Bells715 m

Nearby gyms

Marchon210 m
Stratford Padel Club508 m
London Marathon Community Track623 m
Anytime Fitness642 m

Nearby pharmacies

Tesco Pharmacy565 m
Bow Pharmacy646 m
Green Light Pharmacy912 m

Nearby health

Dentaprime198 m
DentalSpace670 m
London Physiotherapy and Wellness696 m
InHealth Diagnostic Centre838 m
Food hygiene (5-star)77% of 43

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

DR ROOFERS LONDON LTD
DR ROOFERS UK LIMITED
ECOMMERCE WORLD LIMITED
ETTS CARE SOLUTIONS LTD
FFN PROPERTY MANAGEMENT LTD

+9 more

Investment

Investment grade, yield and market outlook

52

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

17/100

Velocity score

Future outlook

72.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,506m
Crossrail 2 route4,734m

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)
15
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
30
Local approval rate
75%
Borough approval rate
76%
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)
20
Largest scheme
704 homes · Warton House, 150, Warton House, 150, High Street, Stratford, E15 2NF
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
Plot R2, Strand East, Plot R2, Strand East, Sugar House Lane, Three Mills Wall River, E15 2QD211 homes
completed
80 - 92, 80 - 92, High Street, Stratford, E15 2NE202 homes
completed
CENTRAL HOUSE, 32-66, CENTRAL HOUSE, 32-66, HIGH STREET, STRATFORD, E15 2PD197 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

Live in E15 2NZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E15 2NZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E15 2NZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E15 2NZ

Full postcodeE15 2NZ
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.531753
Longitude-0.011511
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