Stratford · Newham · Stratford and Bow constituency · 51.53344, -0.00927

E15 2PY— Stratford, Newham

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

 

Schools 100%Safety 74/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
74
Schools
90
Transport
50
Environment
83
Investment
47

The bottom line

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

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Location

E15 2PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+61.0% vs London avg

Deep-dive guides for E15 2PY

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

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How E15 2PY 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 · 9 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

Childrens House Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+16% vs borough

Crime by type

Other30%
Violence & sexual offences16%
Theft13%
Drug offences12%
Burglary11%
Anti-social behaviour9%
Robbery6%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

3

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.8km

Crime is +61% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,592/m²
Price per ft²£612/ft²
Avg floor area98.6 m²

EPC breakdown

B
7%
C
2%
D
1%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 27%Flat 64%Other 9%

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£246,500
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.16 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2024 · CAGR

+1.5%

Total change

+9%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-26.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Terraced30%
Flat/maisonette70%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£600k£710k+18.3%4
Current market2024–2024£655k£655k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.9% alpha

Flat/maisonette+2.9% α
Local
1.9%
District
-1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

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
3.1 min walk
Stratford Low Level

Nearby stations

Pudding Mill Lane DLR StationDLR
3 min walk
Stratford High Street DLR StationDLR
10 min walk
Abbey Road DLR StationDLR
11 min walk
Stratford Low LevelNational Rail
12 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
12 min walk
No bus stops within 400m

48

Walkability score

300

Footpaths (500m)

6

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

20

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)240
Nearest car park182m
Santander docks (800m)6
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco· no
675m
🅿️
Tesco· no
781m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
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: 4.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

7 min walk

47%

Recommend GP

47%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalMile End Hospital · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

306

Parks (1km)

6

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

24

Sports (1km)

2

Convenience

Nearest supermarketStroudley Walk Grocery · 868 m
4 swimming pools3 sports halls

Nightlife (500m)

0

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)

875m

Post office

Nearby shops

Happy Off Licence199 m
Alma Express366 m
Sky Local443 m
Premier575 m

Nearby cafes

Glace Cafe164 m
The View Tube café347 m
ARC Club Cafe360 m
Gezelling Coffee Locale378 m

Nearby restaurants

Jim & Tonic129 m
The Burger Cafe192 m
The Pie Crust (Thai)495 m
McDonald's575 m

Nearby pubs

Jim & Tonic at The Print House114 m
The Rum House and Distillery162 m
ABBA Arena273 m
The Carpenter's Arms567 m

Nearby gyms

Marchon207 m
Stratford Padel Club274 m
Anytime Fitness400 m
Team UCL Gym518 m

Nearby pharmacies

Tesco Pharmacy751 m
Bow Pharmacy890 m

Nearby health

Dentaprime188 m
DentalSpace427 m
InHealth Diagnostic Centre595 m
Carpenters Practice604 m
Food hygiene (5-star)65% of 51

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

RA LIFE SCIENCES LIMITED

Investment

Investment grade, yield and market outlook

47

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

50.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,747m
Crossrail 2 route4,822m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,810 nationally

1,527

Est. population

4,089/km²

73%

Employed

64%

Degree educated

4.8%

Claimant rate

SuburbanMedium densityRenters

22

Community stability

Age profile

17%
52%
23%
Under 1817%
18–3452%
35–4923%
50–647%
65+2%

Tenure

52%
37%
Own outright2%
Own (mortgage)8%
Private rent52%
Social rent37%
Shared ownership2%

Ethnicity

20%
24%
26%
17%
White British20%
White Other24%
Asian26%
Black17%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household73%
Unemployed7%
No qualifications8%

Housing tenure (Census 2021)

Private rent52%
Social rent37%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
33
Local approval rate
70%
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)
20
Largest scheme
704 homes · Warton House, 150, Warton House, 150, High Street, Stratford, E15 2NF
Pipeline pressure
NONE

Named schemes (500m)

Warton House, 150, Warton House, 150, High Street, Stratford, E15 2NF704 homes
completed
14 - 26, 14 - 26, High Street, Stratford, E15 2PP301 homes
completed
160-188, 160-188, High Street, Stratford, E15298 homes
completed
Marshgate Business Centre and 14, Marshgate Business Centre and 14, Marshgate Lane, Pudding Mill, Stratford, London, E15 2NH260 homes
completed
Maxmoor House, 40B, Maxmoor House, 40B, Warton Road, Stratford, E15 2JU249 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 2PY

Full postcodeE15 2PY
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.533441
Longitude-0.009274
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