Stratford · Newham · Stratford and Bow constituency · 51.53642, -0.00361

E15 2TF— Stratford, Newham

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

City living at its best

 

Top 5% LondonSchools 100%Safety 70/100Transport 70/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
70
Schools
60
Transport
70
Environment
83
Investment
54

The bottom line

E15 2TF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband, good transport links and a green environment — strong value for Families and Commuters who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E15 2TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+103.0% vs London avg

Deep-dive guides for E15 2TF

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“City living at its best”

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How E15 2TF 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 · 2 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 13 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

Ronald Openshaw Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

131.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+46% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour15%
Theft11%
Drug offences8%
Burglary6%
Vehicle crime6%
Robbery4%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is +103% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£254,160/m²
Price per ft²£23,612/ft²
Avg floor area66.1 m²

EPC breakdown

B
14%
C
4%

Based on 18 properties · Confidence: medium

Street mix

Flat 59%Other 41%

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£165,250
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.20 W/m²K
Roof(another dwelling above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2018 · CAGR

+4.7%

Total change

+32%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.3%

per year

Acceleration

+49.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£300k£300k+0%2
Help-to-Buy recovery2013–2016£284k£256k-9.8%3.3
Brexit uncertainty2018–2018£395k£395k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-13.9% alpha

Flat/maisonette-13.9% α
Local
-3.9%
District
10%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 81% of London
Stratford High Street DLR StationDLR line
3.1 min walk
Stratford Low Level

Nearby stations

Stratford High Street DLR StationDLR
3 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
8 min walk
No bus stops within 400m

58

Walkability score

278

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

32

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)2410
Nearest car park143m
Santander docks (800m)3
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
641m
🅿️
Car Park B (Green)1400 spaces· yes
778m

Connectivity

Broadband and mobile coverage

100%

Full fibre

32%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed484 Mbps
Median download444 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

1 min walk

47%

Recommend GP

47%

Overall GP experience

12

GPs within 1km

2

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

375

Parks (1km)

49

Restaurants (800m)

27

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketLoon Fung · 601 m
4 swimming pools3 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)

541m

Post office

Nearby shops

Alma Express277 m
Happy Off Licence436 m
Polski Sklep Gaska488 m
WHSmith580 m

Nearby cafes

The Westbridge Coffee House134 m
Gezelling Coffee Locale140 m
ARC Club Cafe156 m
The Grand228 m

Nearby restaurants

The Pie Crust (Thai)20 m
The Burger Cafe435 m
Tanjia436 m
HS & Co442 m

Nearby pubs

The Carpenter's Arms279 m
The Abbey Tap500 m
Ye Olde Black Bull525 m
Jim & Tonic at The Print House573 m

Nearby gyms

City Bouldering Stratford89 m
Anytime Fitness118 m
Stratford Padel Club253 m
Gym 1971313 m

Nearby pharmacies

Boots607 m
Osbon Pharmacy635 m
Wagpharm Chemist790 m

Nearby health

DentalSpace92 m
InHealth Diagnostic Centre97 m
Carpenters Practice105 m
Moorfields at Stratford537 m
Food hygiene (5-star)57% of 102

Business

Local businesses registered here

Active businesses
35
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
21
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AL AMIN & CO CONSULTANCY LIMITED
BLAKEWELLS SOLICITORS LIMITED
CITYSCAPE LIVING LIMITED
E R AUTOWORKS LTD
E20 (WESTFIELD) DRY CLEANERS LTD

+15 more

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

67

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,232m
Crossrail 2 route5,118m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,802 nationally

1,782

Est. population

20,353/km²

61%

Employed

61%

Degree educated

4.0%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

16%
48%
22%
Under 1816%
18–3448%
35–4922%
50–6410%
65+4%

Tenure

17%
37%
31%
Own outright7%
Own (mortgage)17%
Private rent37%
Social rent31%
Shared ownership7%
Rent free1%

Ethnicity

17%
22%
35%
19%
White British17%
White Other22%
Asian35%
Black19%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household66%
Unemployed9%
No qualifications13%

Housing tenure (Census 2021)

Private rent37%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
32
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)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
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
Maxmoor House, 40B, Maxmoor House, 40B, Warton Road, Stratford, E15 2JU249 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

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 2TF

Full postcodeE15 2TF
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.536420
Longitude-0.003607
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