Stratford · Newham · Stratford and Bow constituency · 51.53561, -0.00324

E15 2TG— Stratford, Newham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 76/100Transport 70/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families, Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
78
Safety
76
Schools
60
Transport
70
Environment
83
Investment
69

The bottom line

E15 2TG 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 catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E15 2TG

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 2TG

🛡️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

“The family fortress”

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How E15 2TG 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 · 3 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: +0.11A8: 53.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 11 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)

4

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area76.3 m²

EPC breakdown

B
8%
C
24%
D
21%
E
2%

Based on 55 properties · Confidence: high

Street mix

Semi 5%Terraced 26%Detached 2%Flat 65%Other 2%

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£190,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1996–2024 · CAGR

+6.3%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

+10.84

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 41 sales

Property Type Mix

Total: 41 sales

Detached2.4%
Semi-detached4.9%
Terraced24.4%
Flat/maisonette68.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£130k+106.3%2
Post-dot-com plateau2002–2003£165k£223k+34.8%1.5
Pre-crash peak2006–2007£218k£168k-22.8%1
GFC & correction2008–2012£250k£261k+4.2%1.2
Help-to-Buy recovery2014–2016£250k£355k+42%7.7
Brexit uncertainty2018–2018£400k£400k+0%1
Pandemic surge2021–2021£330k£330k+0%1
Rate-rise correction2022–2022£320k£320k+0%1
Current market2024–2024£345k£345k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.5% alpha

Weakest performer

Terraced

-1.1% alpha

Flat/maisonette+8.5% α
Local
19.2%
District
10.7%
Terraced-1.1% α
Local
1.8%
District
2.9%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
3.9 min walk
Stratford Low Level

Nearby stations

Stratford High Street DLR StationDLR
4 min walk
Stratford Low LevelNational Rail
8 min walk
Abbey Road DLR StationDLR
8 min walk
Pudding Mill Lane DLR StationDLR
8 min walk
Stratford DLR StationDLR
9 min walk
No bus stops within 400m

55

Walkability score

274

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)1013
Nearest car park186m
Santander docks (800m)3
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
723m

Connectivity

Broadband and mobile coverage

100%

Full fibre

76%

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: 5.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 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

2 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 · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

371

Parks (1km)

30

Restaurants (800m)

21

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Carpenter's Arms (364 m)

Nearest supermarketLoon Fung · 683 m
2 swimming pools3 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)

607m

Post office

Nearby shops

Alma Express320 m
Happy Off Licence374 m
Polski Sklep Gaska555 m
Local Store Food and Wine655 m

Nearby cafes

Gezelling Coffee Locale115 m
ARC Club Cafe156 m
Sodexo Ltd190 m
The Westbridge Coffee House204 m

Nearby restaurants

The Pie Crust (Thai)90 m
The Burger Cafe374 m
Tanjia498 m
HS & Co504 m

Nearby pubs

The Carpenter's Arms364 m
Jim & Tonic at The Print House525 m
The Rum House and Distillery530 m
The Abbey Tap567 m

Nearby gyms

Anytime Fitness134 m
City Bouldering Stratford182 m
Stratford Padel Club210 m
Gym 1971400 m

Nearby pharmacies

Boots686 m
Osbon Pharmacy710 m
Wagpharm Chemist727 m

Nearby health

DentalSpace122 m
InHealth Diagnostic Centre184 m
Carpenters Practice190 m
Dentaprime567 m
Food hygiene (5-star)56% of 94

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
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

AGENTYLAB LTD
ALBINO & MORAIS LTD
KABABE TRAINING LTD
LETHAL LTD
PLATFORM '96 LTD

+5 more

Investment

Investment grade, yield and market outlook

69

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 score25/100
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

61.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,168m
Crossrail 2 route5,163m

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)
17
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
32
Local approval rate
77%
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
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
LAND KNOWN AS, LAND KNOWN AS, BURFORD ROAD, CHANNELSEA ROAD, WHARF ROAD, CAM ROAD, E15 2SP130 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 2TG

Full postcodeE15 2TG
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.535614
Longitude-0.003239
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