Stratford · Newham · Stratford and Bow constituency · 51.53191, -0.00329

E15 2RS— Stratford, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 52/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
76
Schools
60
Transport
52
Environment
58
Investment
56

The bottom line

E15 2RS offers exceptional schools (100% Good/Outstanding) and low crime — 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 2RS

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 2RS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E15 2RS 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 · 7 min walk

KS2: 105.4

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 12 min walk

5 primaries · 1 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)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.7km

Crime is +46% 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£6,005/m²
Price per ft²£558/ft²
Avg floor area38.9 m²

EPC breakdown

C
26%
D
33%
E
8%
F
2%

Based on 69 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£97,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.4%

Total change

+293%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-4.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 90 sales

Property Type Mix

Total: 90 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£56k£62k+11.6%7.5
Post-dot-com plateau2001–2004£77k£122k+57.9%9
Pre-crash peak2005–2007£123k£149k+21.2%4.7
GFC & correction2008–2011£170k£122k-28.2%1
Help-to-Buy recovery2013–2016£175k£234k+33.9%3.8
Pandemic surge2021–2021£245k£245k+0%2
Rate-rise correction2023–2023£250k£250k+0%2
Current market2024–2025£240k£220k-8.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
6%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

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
8.6 min walk
West Ham

Nearby stations

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

48

Walkability score

185

Footpaths (500m)

3

Santander docks (800m)

0.7 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

26

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)303
Nearest car park215m
Santander docks (800m)3
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco· no
658m
🅿️
Tesco· no
713m

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 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: 5.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 49%
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

7 min walk

47%

Recommend GP

47%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalA&E Department · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

309

Parks (1km)

3

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Rum House and Distillery (354 m)

Nearest supermarketLina Food Centre · 650 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

995m

Post office

Nearby shops

Happy Off Licence252 m
Alma Express597 m
Sky Local712 m
Nisa Local724 m

Nearby cafes

Gezelling Coffee Locale409 m
Sodexo Ltd438 m
ARC Club Cafe444 m
Glace Cafe558 m

Nearby restaurants

The Burger Cafe260 m
Jim & Tonic381 m
The Pie Crust (Thai)493 m
Olympic Fish & Chips643 m

Nearby pubs

The Rum House and Distillery354 m
Jim & Tonic at The Print House392 m
ABBA Arena701 m
The Carpenter's Arms734 m

Nearby gyms

Stratford Padel Club346 m
Marchon362 m
Anytime Fitness463 m
City Bouldering Stratford589 m

Nearby pharmacies

Wagpharm Chemist678 m
Tesco Pharmacy758 m
Boots1.1 km
Osbon Pharmacy1.1 km

Nearby health

Dentaprime373 m
DentalSpace477 m
InHealth Diagnostic Centre596 m
Carpenters Practice602 m
Food hygiene (5-star)53% of 34

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ABBEY LANE BLOCK A MANAGEMENT COMPANY LIMITED
ABBEY LANE BLOCK B MANAGEMENT COMPANY LIMITED
BRITENT LTD
CRK DRIVERHIRE LTD
EISELE CONSULTING LIMITED

+6 more

Investment

Investment grade, yield and market outlook

56

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 score18/100
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

17/100

Velocity score

Future outlook

60.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,811m
Crossrail 2 route5,269m

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)
25
Planning apps (3 years)
28
Local approval rate
76%
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)
2
Largest scheme
704 homes · Warton House, 150, Warton House, 150, High Street, Stratford, E15 2NF
Pipeline pressure
NONE

Named schemes (500m)

223 - 231, 223 - 231, High Street, Rick Robert Way, Stratford, E15 2LS173 homes
completed
241-263, 241-263, HIGH STREET, STRATFORD, E15 2PD78 homes
completed
DOMINANT WORKS, 105, DOMINANT WORKS, 105, ABBEY LANE, E1566 homes
completed
THREE MILLS PRIMARY SCHOOL SITE, THREE MILLS PRIMARY SCHOOL SITE, ABBEY LANE, GAY ROAD, E1549 homes
completed
265-267, 265-267, High Street, Stratford, E15 2TF13 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 2RS

Full postcodeE15 2RS
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.531910
Longitude-0.003286
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