Stratford · Newham · Stratford and Bow constituency · 51.53666, -0.00156

E15 2SL— Stratford, Newham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 72/100Yield 5.01%

Best for: Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
63
Schools
60
Transport
72
Environment
57
Investment
61

The bottom line

E15 2SL offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links at £383,500 median — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

E15 2SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-26.2% vs London avg
vs London income+7.4% vs London avg
vs London crime+173.0% vs London avg

Deep-dive guides for E15 2SL

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

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How E15 2SL 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 · 4 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 14 min walk

P8: +0.11A8: 53.4

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

177.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+97% vs borough

Crime by type

Other30%
Violence & sexual offences19%
Anti-social behaviour14%
Theft10%
Drug offences9%
Vehicle crime7%
Burglary6%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is +173% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£383,500

Median sale price

26% below London median

£383,500 is 26% below the London median (£520,000)

-1.2%

This year

Flat

Dominant type

Price history

5-year change
-6.5%
Sales (24 months)6
New build0.0%
Avg flat£383,500
Price per m²£5,246/m²
Price per ft²£487/ft²
Avg floor area72.6 m²

EPC breakdown

B
32%
C
48%
D
7%
E
2%

Based on 89 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

Stamp duty

Standard buyer£6,675
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,180

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.5×

Price-to-income

£1,918/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£181,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2025 · CAGR

+7.2%

Total change

+225%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.2%

per year

Acceleration

+39.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 50 sales

Property Type Mix

Total: 50 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£118k£129k+9.5%3.5
Help-to-Buy recovery2013–2016£162k£275k+70%4
Brexit uncertainty2017–2019£325k£225k-30.8%3
Pandemic surge2020–2021£268k£410k+53.3%4
Rate-rise correction2022–2023£410k£280k-31.7%1
Current market2024–2025£278k£384k+38.2%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.8% alpha

Flat/maisonette+4.8% α
Local
7.2%
District
2.4%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Stratford High Street DLR StationDLR line
2.1 min walk
Stratford Low Level

Nearby stations

Stratford High Street DLR StationDLR
2 min walk
Stratford Low LevelNational Rail
6 min walk
Stratford DLR StationDLR
7 min walk
Stratford Underground StationJubilee · Central
7 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
7 min walk
No bus stops within 400m

60

Walkability score

257

Footpaths (500m)

3

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

41

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)1079
Nearest car park69m
Santander docks (800m)3
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
591m

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: 5.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

2 min walk

47%

Recommend GP

47%

Overall GP experience

17

GPs within 1km

2

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

490

Parks (1km)

48

Restaurants (800m)

28

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Carpenter's Arms (379 m)

Nearest supermarketLoon Fung · 552 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

454m

Post office

Nearby shops

Polski Sklep Gaska404 m
Alma Express418 m
Local Store Food and Wine501 m
K. Parsons Butchers526 m

Nearby cafes

The Grand84 m
The Westbridge Coffee House100 m
Sodexo Ltd154 m
The Pantry Cafe181 m

Nearby restaurants

The Pie Crust (Thai)163 m
Tanjia344 m
HS & Co350 m
Chinese Overseas Restaurant367 m

Nearby pubs

The Carpenter's Arms379 m
The Abbey Tap416 m
Ye Olde Black Bull428 m
Freaks and Geeks502 m

Nearby gyms

City Bouldering Stratford175 m
Anytime Fitness259 m
Stratford Padel Club372 m
Gym 1971403 m

Nearby pharmacies

Boots553 m
Osbon Pharmacy566 m
Wagpharm Chemist686 m
Yemi Pharmacy1.1 km

Nearby health

Carpenters Practice135 m
InHealth Diagnostic Centre137 m
DentalSpace235 m
Moorfields at Stratford442 m
Food hygiene (5-star)52% of 157

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

88STORE LTD
CITY OF TALENT LIMITED
GLOBAL COSMETICS MEDIA LIMITED
GREAT BEAUTY WELL LIMITED
HATTIE CROWTHER LTD

+7 more

Investment

Investment grade, yield and market outlook

61

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

68.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,328m
Crossrail 2 route5,251m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,544 nationally

2,483

Est. population

13,965/km²

60%

Employed

47%

Degree educated

£45,100

Median income

9.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

30

Community stability

Age profile

23%
37%
21%
Under 1823%
18–3437%
35–4921%
50–6412%
65+7%

Tenure

31%
45%
Own outright5%
Own (mortgage)11%
Private rent31%
Social rent45%
Shared ownership6%
Rent free2%

Ethnicity

17%
16%
28%
25%
White British17%
White Other16%
Asian28%
Black25%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household70%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent45%
Private rent31%

vs. London

Income vs London+7.4%
Price vs London-26.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
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)
25
Local approval rate
75%
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)
10
Largest scheme
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
Pipeline pressure
NONE

Named schemes (500m)

Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS342 homes
completed
160-188, 160-188, High Street, Stratford, E15298 homes
completed
Station House, 1, Station House, 1, Station Street, Stratford, E15 1AP220 homes
completed
223 - 231, 223 - 231, High Street, Rick Robert Way, Stratford, E15 2LS173 homes
completed
Burford Square, Burford Square, Channelsea Road, Cam Road, Stratford, E15 2SZ164 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£383,500)

£6,675

Standard buyer

£0

First-time buyer

Save £6,675

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E15 2SL

Full postcodeE15 2SL
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.536664
Longitude-0.001564
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