E15 2TF has a low crime rate (34.0 incidents per 1,000 residents). Crime levels are stable. It is in the Newham borough.

What are property prices in E15 2TF?

The median property price in E15 2TF is £8550k. Prices changed +1463.9% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E15 2TF?

E15 2TF has a PTAL (Public Transport Accessibility Level) of 4, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Stratford High Street DLR Station, approximately 3.1 minutes away. There are 0 bus routes serving the area.

What are the schools like near E15 2TF?

The nearest primary school to E15 2TF is Carpenters Primary School rated Not yet inspected by Ofsted. The nearest secondary school is Harris Science Academy East London (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E15 2TF?

E15 2TF has a liveability score of 80/100, placing it in the top 5% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E15 2TF Postcode — Crime Rate, Schools & House Prices

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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At a glance

📍E15 2TF is in Stratford, Newham — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £8.6m (median). Crime is 48% below the London average.
👤Best for: Families, Commuters, Young professionals

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£8,550,000

Median sale price

+1463.9%

This year

Flat

Dominant type

Price history

5-year change

+31100.0%

Sales (24 months)4

New build0.0%

Price per m²£129,349/m²

Avg floor area66.1 m²

EPC breakdown

14%

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

Stamp duty

Standard buyer£937,250

First-time buyerFTB

£937,250

Additional propertyBTL/2nd

£1,193,750

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

£42,771/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

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 eraNO DATA!

WallsAverage thermal transmittance 0.20 W/mA?K

Heating fuelElectricity: electricity, unspecified tariff

GlazingHigh performance glazing

Council tax band Band CAnnual charge £1,564

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£8,550,000)

£937,250

Standard buyer

£937,250

First-time buyer

Affordability check — your annual salary

Deposit

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

Investment

Rental yield, rent and gentrification

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (0.22%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent£1,600

Gross yield0.22% (low)

Gentrification score30/100

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

17/100

Velocity score

Future outlook

Moderate

Price growth potential

High

Development pressure

Low

New supply risk

Safety

17 Apr

Crime rates and local incidents

LOW CRIME

34.0 incidents per 1,000 residents

→ Stable

-38% vs borough

Crime by type

Other16

Violence & sexual offences15

Anti-social behaviour12

Theft3

Vehicle crime3

Drug offences1

Robbery1

Burglary0

Road safety

Road safety score

Accidents (5yr)

Crime is 148% below London average

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

🚇

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

Walkability score

278

Footpaths (500m)

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

35 min

London Bridge

51 min

Victoria

38 min

Waterloo

28 min

Canary Wharf

27 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Good for families

★ Top school within 1km

—

Primary

Carpenters Primary School

Not yet inspected · 2 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · 13 min walk

P8: +0.11A8: 53.4

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 17 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterLOW

Low

Air qualityLOW

NO₂: 24.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseHIGH

road

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%

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

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

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

GPs within 1km

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%60.2%

Demographics

22 Apr

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

Rank: 12,802 nationally

1,782

Est. population

20,353/km²

61%

Employed

61%

Degree educated

4.5%

Claimant rate

Inner cityVery high densityYoung professionals

Community stability

Age profile

Under 1816%

18–3448%

35–4922%

50–6410%

65+4%

Tenure

Own outright7%

Own (mortgage)17%

Private rent37%

Social rent31%

Shared ownership7%

Rent free1%

Ethnicity

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 rent 37%Social rent 31%

vs. London

Price vs London+1544.2%

Politics

Local councillors and MP

Ward majorityLabour and Co-operative Party

Ward majority vote19.7%

Election year2022

MPUma Kumaran (Labour)

MP majority11,634

ConstituencyStratford and Bow

Councillors

Joshua GarfieldLabour and Co-operative Party

Sabia KamaliLabour and Co-operative Party

Terry PaulLabour and Co-operative Party

Amenities

Shops, restaurants, parks and more

375

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketLoon Fung · 601 m

4 swimming pools3 sports halls

Libraries (1km)

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)58% of 101

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Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

E15 2TF

At a glance

📍 Track E15 2TF

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Investment

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Environment

Health

Demographics

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Amenities

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Frequently asked questions

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