Stratford · Newham · Stratford and Bow constituency · 51.53178, -0.00045

E15 2RW— Stratford, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 58/100Yield 4.17%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
76
Schools
60
Transport
58
Environment
60
Investment
68

The bottom line

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

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Location

E15 2RW

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 2RW

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E15 2RW 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 · 8 min walk

KS2: 105.4

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 10 min walk

6 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

5

Incidents (1yr)

27

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.6km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area139.8 m²

EPC breakdown

D
2%
E
3%
F
1%

Based on 6 properties · Confidence: low

Street mix

Semi 88%Terraced 13%

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£349,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2018 · CAGR

+12.2%

Total change

+1153%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.5%

per year

Acceleration

-122.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached87.5%
Terraced12.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£79k£160k+102.5%1.3
Pre-crash peak2007–2007£355k£355k+0%2
Help-to-Buy recovery2015–2015£850k£850k+0%1
Brexit uncertainty2018–2018£990k£990k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey Road DLR StationDLR line
3.4 min walk
West Ham

Nearby stations

Abbey Road DLR StationDLR
4 min walk
West Ham DLR StationDLR
7 min walk
West Ham Underground StationJubilee · District
7 min walk
West HamNational Rail
7 min walk
Stratford High Street DLR StationDLR
9 min walk
No bus stops within 400m

49

Walkability score

132

Footpaths (500m)

1

Santander docks (800m)

0.8 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

38

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)460
Nearest car park133m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Tesco· no
789m

Connectivity

Broadband and mobile coverage

91%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed420 Mbps
Median download417 Mbps
Superfast coverage91%
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: 5.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.6 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

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalA&E Department · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

450

Parks (1km)

5

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Rum House and Distillery (552 m)

Nearest supermarketLina Food Centre · 461 m
1 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)

603m

Post office

Nearby shops

Happy Off Licence440 m
Nisa Local570 m
West Ham Food600 m
Alma Express727 m

Nearby cafes

Sodexo Ltd407 m
Gezelling Coffee Locale511 m
The Grand553 m
ARC Club Cafe555 m

Nearby restaurants

The Burger Cafe448 m
Olympic Fish & Chips450 m
The Pie Crust (Thai)558 m
Jim & Tonic578 m

Nearby pubs

The Rum House and Distillery552 m
Jim & Tonic at The Print House588 m
The Greyhound671 m
The Carpenter's Arms827 m

Nearby gyms

Stratford Padel Club485 m
Marchon558 m
Anytime Fitness562 m
City Bouldering Stratford649 m

Nearby pharmacies

Wagpharm Chemist489 m
Boots1.1 km
Osbon Pharmacy1.1 km

Nearby health

DentalSpace567 m
Dentaprime569 m
InHealth Diagnostic Centre641 m
Carpenters Practice646 m
Food hygiene (5-star)57% of 30

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GOVERNANCE COACH UK 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 score18/100
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

50.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,899m
Crossrail 2 route5,461m

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
Yes
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
14
Local approval rate
67%
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)
2
Largest scheme
298 homes · 160-188, 160-188, High Street, Stratford, E15
Pipeline pressure
NONE

Named schemes (500m)

Channelsea Business Centre, Channelsea Business Centre, Canning Road, E15 3ND72 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
Hallings Wharf Studios, Channelsea Road, Stratford, E15 2SX1 homes
completed
124, 124, Abbey Lane, Stratford, E15 2RW1 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 2RW

Full postcodeE15 2RW
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.531780
Longitude-0.000451
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
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Ordnance
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