Stratford · Newham · Stratford and Bow constituency · 51.54094, 0.00269

E15 4BQ— Stratford, Newham

Location and area intelligence for E15 4BQ, Stratford, Newham

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 67/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
63
Schools
90
Transport
67
Environment
59
Investment
52

The bottom line

E15 4BQ offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Young professionals who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

E15 4BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+173.0% vs London avg

Deep-dive guides for E15 4BQ

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

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Postcode Personality

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“High-connectivity investment target”

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How E15 4BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colegrave Primary School

Not yet inspected · 10 min walk

KS2: 106.1

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 6 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 9 min walk

6 primaries · 1 secondaries · 2 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

8

Incidents (1yr)

57

Incidents (5yr)

Nearest station: Stratford Fire Station · 662m

Crime is +173% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,567/m²
Price per ft²£424/ft²
Avg floor area62.7 m²

EPC breakdown

B
52%
C
24%
D
5%

Based on 81 properties · Confidence: high

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,369
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2025 · CAGR

+0.4%

Total change

+8%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.4%

per year

Acceleration

+3.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

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

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£265k£278k+4.9%4.5
Help-to-Buy recovery2015–2015£250k£250k+0%1
Brexit uncertainty2019–2019£317k£317k+0%1
Rate-rise correction2023–2023£295k£295k+0%1
Current market2025–2025£285k£285k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
4.9%
District
1.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Stratford High Street DLR StationDLR line
4.8 min walk
Maryland

Nearby stations

Stratford High Street DLR StationDLR
5 min walk
Stratford DLR StationDLR
5 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
5 min walk
Stratford Underground StationJubilee · Central
5 min walk
Maryland Rail StationElizabeth line
8 min walk
No bus stops within 400m

73

Walkability score

409

Footpaths (500m)

1

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria45 min ↑
Waterloo42 min ↑
Canary Wharf ★30 min
City31 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

51

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)5381
Nearest car park118m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
286m
🅿️
Car Park C (Purple)2000 spaces· yes
697m
🅿️
Car Park B (Green)1400 spaces· yes
744m
🅿️
Stratford International Station Car Park850 spaces· yes
799m

Connectivity

Broadband and mobile coverage

65%

Full fibre

65%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed333 Mbps
Median download372 Mbps
Superfast coverage65%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STRATFORD VILLAGE SURGERY

50C ROMFORD ROAD, STRATFORD, E15 4BZ

4 min walk

69%

Recommend GP

69%

Overall GP experience

18

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

961

Parks (1km)

70

Restaurants (800m)

27

Cafes (800m)

7

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

6

Convenience

Nearest supermarketLidl · 274 m
9 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

154m

Post office

Nearby shops

Global Food and Wine8 m
Home Foods126 m
K. Parsons Butchers129 m
Amber Fashion136 m

Nearby cafes

Stratford Best Coffee / Meze & Grill125 m
Central Cafe Coffee Shop138 m
Unit Six143 m
Costa168 m

Nearby restaurants

iFratelli37 m
Wraps and Wings51 m
Soul Stop52 m
German Doner Kebab82 m

Nearby pubs

Queens Head43 m
Freaks and Geeks98 m
Ye Olde Black Bull147 m
The Sportsman169 m

Nearby gyms

PureGym200 m
CorePower Yoga494 m
Carpenters & Dockland Centre507 m
City Boxing Camp553 m

Nearby pharmacies

Osbon Pharmacy198 m
Boots264 m
Vicarage Pharmacy507 m
Yemi Pharmacy513 m

Nearby health

Moorfields at Stratford137 m
Patient First Social Enterprise338 m
Newham Learning Disabilities Service347 m
Physiotherapy - Musculoskeletal Service348 m
Food hygiene (5-star)46% of 209

Business

Local businesses registered here

Active businesses
149
New (last 12 months)
17
Dissolved (last 12 months)
0
Industry diversity
80
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

247 TYRE MOBILE LTD
369 BUSINESS LIMITED
ABREU STUDIO LTD
ACCESS CARS LTD
ACCTAX CONSULTANCY LIMITED

+15 more

Investment

Investment grade, yield and market outlook

52

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 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

74.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,888m
Crossrail 2 route5,469m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
20
Local approval rate
82%
Borough approval rate
76%
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)
61
Largest scheme
471 homes · Chobham Farm Zone 4, Chobham Farm Zone 4, Leyton Road, Penny Brookes Street, Stratford, E20
Pipeline pressure
NONE

Named schemes (500m)

Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS342 homes
completed
Station House, 1, Station House, 1, Station Street, Stratford, E15 1AP220 homes
completed
THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15208 homes
completed
Northern Side Of, Northern Side Of, Great Eastern Road, Stratford City Zone 1, E15 1181 homes
completed
Former Maryland Works, 20-22, Former Maryland Works, 20-22, Grove Cresent Road, Angel Lane, Stratford, E15 1BJ160 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 4BQ

Full postcodeE15 4BQ
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.540944
Longitude0.002691
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