Stratford · Newham · Stratford and Bow constituency · 51.53180, -0.00739

E15 2RE— Stratford, Newham

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

 

Schools 100%Safety 70/100Transport 47/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
70
Schools
90
Transport
47
Environment
58
Investment
62

The bottom line

E15 2RE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E15 2RE

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 2RE

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

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Postcode Personality

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How E15 2RE 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 · 1 min walk

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 6 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 · 12 min walk

4 primaries · 2 secondaries · 0 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.8km

Crime is +101% above London average

Property

Prices, sales volume and market trends

Avg floor area74.2 m²

EPC breakdown

C
2%
D
15%
E
2%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 50%Flat 50%

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£185,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+7.7%

Total change

+595%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-7.89

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£59k£96k+62.7%1
Post-dot-com plateau2001–2002£75k£88k+18.1%3
Pre-crash peak2006–2007£161k£251k+56.4%1.5
GFC & correction2010–2012£136k£250k+83.8%1
Help-to-Buy recovery2014–2014£275k£275k+0%2
Brexit uncertainty2017–2017£380k£380k+0%1
Pandemic surge2020–2020£410k£410k+0%2
Rate-rise correction2023–2023£410k£410k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Flat/maisonette

-1% alpha

Terraced-0.5% α
Local
3.8%
District
4.3%
Flat/maisonette-1% α
Local
38%
District
39%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Pudding Mill Lane DLR StationDLR line
5.6 min walk
Stratford Low Level

Nearby stations

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

46

Walkability score

269

Footpaths (500m)

5

Santander docks (800m)

0.5 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

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)221
Nearest car park113m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco· no
511m
🅿️
Tesco· no
603m

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 waterLOW
Low
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: 4.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.2 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

8 min walk

47%

Recommend GP

47%

Overall GP experience

4

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

272

Parks (1km)

3

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

21

Sports (1km)

1

Convenience

Nearest supermarketStroudley Walk Grocery · 852 m
3 tennis courts2 swimming pools2 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)

1.1km

Post office

Nearby shops

Happy Off Licence141 m
Sky Local438 m
Alma Express530 m
Premier597 m

Nearby cafes

Glace Cafe283 m
Gezelling Coffee Locale441 m
ARC Club Cafe448 m
Millers House Cafe489 m

Nearby restaurants

Jim & Tonic111 m
The Burger Cafe143 m
The Pie Crust (Thai)560 m
McDonald's577 m

Nearby pubs

The Rum House and Distillery77 m
Jim & Tonic at The Print House126 m
ABBA Arena430 m
The Carpenter's Arms717 m

Nearby gyms

Marchon79 m
Stratford Padel Club331 m
Anytime Fitness485 m
City Bouldering Stratford645 m

Nearby pharmacies

Tesco Pharmacy602 m
Green Light Pharmacy1.0 km

Nearby health

Dentaprime88 m
DentalSpace509 m
InHealth Diagnostic Centre671 m
Carpenters Practice680 m
Food hygiene (5-star)64% of 42

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

68 AND 66 HOME LTD
HEALTH INTELLECT CONSULTANCY LIMITED
NSUNEXT LTD
RID WASTE LTD

Investment

Investment grade, yield and market outlook

62

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

58.2

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,656m
Crossrail 2 route5,002m

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)
19
Planning apps (3 years)
37
Local approval rate
68%
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)
2
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
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
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

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 2RE

Full postcodeE15 2RE
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.531799
Longitude-0.007385
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