Stratford · Newham · Stratford and Bow constituency · 51.53141, -0.00510

E15 2RL— Stratford, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 51/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
76
Schools
90
Transport
51
Environment
58
Investment
68

The bottom line

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

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

Check your dealbreakers

Toggle the things that matter to you — see how E15 2RL 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 2RL meets your needs.

Location

E15 2RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+46.0% vs London avg

Deep-dive guides for E15 2RL

🛡️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 2RL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How E15 2RL 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 · 3 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 13 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+5% vs borough

Crime by type

Other28%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary11%
Vehicle crime8%
Drug offences7%
Theft4%
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 · 1.8km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area79.7 m²

EPC breakdown

C
6%
D
10%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£199,250
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

2002–2021 · CAGR

+5.5%

Total change

+177%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.3%

per year

Acceleration

+76.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£78k£78k+0%1
Pre-crash peak2006–2007£247k£305k+23.5%1
Help-to-Buy recovery2015–2015£165k£165k+0%1
Pandemic surge2021–2021£215k£215k+0%1

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
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stratford High Street DLR StationDLR line
9.6 min walk
Stratford Low Level

Nearby stations

Abbey Road DLR StationDLR
8 min walk
Pudding Mill Lane DLR StationDLR
8 min walk
West Ham DLR StationDLR
10 min walk
West Ham Underground StationJubilee · District
10 min walk
Stratford High Street DLR StationDLR
10 min walk
No bus stops within 400m

41

Walkability score

240

Footpaths (500m)

4

Santander docks (800m)

0.6 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

21

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)273
Nearest car park195m
Santander docks (800m)4
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Tesco· no
538m
🅿️
Tesco· no
605m

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 AONB17% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.4 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 · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

267

Parks (1km)

3

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketLoon Fung · 1.2 km
1 tennis courts2 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)

1.1km

Post office

Nearby shops

Happy Off Licence197 m
Sky Local577 m
Alma Express599 m
Tesco Bakery636 m

Nearby cafes

Glace Cafe448 m
Gezelling Coffee Locale449 m
ARC Club Cafe473 m
Millers House Cafe477 m

Nearby restaurants

The Burger Cafe205 m
Jim & Tonic273 m
The Pie Crust (Thai)554 m
McDonald's712 m

Nearby pubs

The Rum House and Distillery241 m
Jim & Tonic at The Print House286 m
ABBA Arena595 m
The Carpenter's Arms763 m

Nearby gyms

Marchon237 m
Stratford Padel Club358 m
Anytime Fitness501 m
City Bouldering Stratford648 m

Nearby pharmacies

Tesco Pharmacy637 m

Nearby health

Dentaprime251 m
DentalSpace521 m
InHealth Diagnostic Centre663 m
Carpenters Practice671 m
Food hygiene (5-star)53% of 34

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CQ ENGINEERING LTD
HELLFORGE STEEL S.D. LTD
KINETIC ACCOUNTANCY SERVICES LIMITED
VALLOD PHYSIO LTD

Investment

Investment grade, yield and market outlook

68

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

46.2

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,700m
Crossrail 2 route5,167m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,246 nationally

2,103

Est. population

4,283/km²

68%

Employed

50%

Degree educated

5.9%

Claimant rate

Inner cityMedium densityRenters

28

Community stability

Age profile

20%
34%
27%
14%
Under 1820%
18–3434%
35–4927%
50–6414%
65+5%

Tenure

15%
45%
31%
Own outright7%
Own (mortgage)15%
Private rent45%
Social rent31%
Shared ownership3%
Rent free0%

Ethnicity

24%
18%
24%
22%
White British24%
White Other18%
Asian24%
Black22%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household63%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
32
Local approval rate
71%
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)
21
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
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
223 - 231, 223 - 231, High Street, Rick Robert Way, Stratford, E15 2LS173 homes
completed
Plot R1- Land to the south of, Plot R1- Land to the south of, Sugar House Lane, High Street, Stratford, E15161 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 2RL? 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 2RL.
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 2RL

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

No spam. Unsubscribe anytime.

Key facts for E15 2RL

Full postcodeE15 2RL
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.531410
Longitude-0.005095
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