Stratford · Newham · Stratford and Bow constituency · 51.54200, 0.00561

E15 4BT— Stratford, Newham

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 71/100Yield 4.17%

Best for: Commuters, Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
70
Safety
63
Schools
90
Transport
71
Environment
59
Investment
70

The bottom line

E15 4BT offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — a strong choice for Commuters and Investors.

Less suited to Families.

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Location

E15 4BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 4BT

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

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How E15 4BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Francis' Catholic Primary School

Not yet inspected · 8 min walk

KS2: 107.0

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 3 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 10 min walk

7 primaries · 1 secondaries · 1 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 428m

Crime is +173% above London average

Property

Prices, sales volume and market trends

Avg floor area59 m²

EPC breakdown

B
1%
C
34%
D
4%

Based on 39 properties · Confidence: high

Street mix

Terraced 44%Flat 56%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£147,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+5.5%

Total change

+262%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.4%

per year

Acceleration

-123.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 16 sales

Property Type Mix

Total: 16 sales

Terraced43.8%
Flat/maisonette56.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£69k+5.8%1.3
Post-dot-com plateau2002–2004£97k£123k+26.9%2
Pre-crash peak2007–2007£180k£180k+0%1
GFC & correction2010–2010£156k£156k+0%2
Help-to-Buy recovery2014–2014£311k£311k+0%2
Brexit uncertainty2019–2019£235k£235k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
6.2%
District
4.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Maryland StationElizabeth line line
5.3 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
6 min walk
MarylandNational Rail
6 min walk
Stratford DLR StationDLR
8 min walk
Stratford (London) Rail StationGreater Anglia · c2c
8 min walk
Stratford High Street DLR StationDLR
8 min walk
No bus stops within 400m

65

Walkability score

401

Footpaths (500m)

1

Santander docks (800m)

0.7 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)

12

EV chargers (800m)

Total spaces (800m)1079
Nearest car park103m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
465m

Connectivity

Broadband and mobile coverage

41%

Full fibre

41%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed218 Mbps
Median download27 Mbps
Superfast coverage41%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 37%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

1 min walk

69%

Recommend GP

69%

Overall GP experience

17

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1219

Parks (1km)

82

Restaurants (800m)

23

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketLidl · 464 m
9 tennis courts

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

385m

Post office

Nearby shops

Global Food and Wine238 m
Home Foods336 m
K. Parsons Butchers343 m
Amber Fashion348 m

Nearby cafes

Queen's Cafe Bar77 m
Ibis - Cafe Point83 m
Morrisons Cafe168 m
Central Cafe Coffee Shop274 m

Nearby restaurants

The Grill18 m
Spice Villa Grill58 m
Domino's67 m
Nando's107 m

Nearby pubs

012 Bar & Grill Restaurant186 m
The Sportsman199 m
Goldengrove239 m
Queens Head273 m

Nearby gyms

City Boxing Camp323 m
PureGym335 m
CorePower Yoga501 m
Carpenters & Dockland Centre732 m

Nearby pharmacies

Vicarage Pharmacy300 m
Yemi Pharmacy381 m
Osbon Pharmacy386 m
Boots458 m

Nearby health

Patient First Social Enterprise109 m
Newham Learning Disabilities Service113 m
Physiotherapy - Musculoskeletal Service115 m
The Vicarage Lane Surgery280 m
Food hygiene (5-star)43% of 221

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

DIMI INTERIORS LIMITED
GOLD SHIPPING SERVICES UK LTD
UNITED AIRPORT TRANSFER LTD

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

63.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,092m
Crossrail 2 route5,659m

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

Urban coreHigh 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
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
42
Planning apps (3 years)
18
Local approval rate
81%
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
342 homes · Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS
Pipeline pressure
NONE

Named schemes (500m)

THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15208 homes
completed
The Office Village, Romford Road, Stratford, E15 4EA158 homes
completed
VICTORIA STREET, TRAMWAY AVENUE, WEST HAM LANE, E15144 homes
completed
QUEEN MARY'S HOSPITAL SITE, QUEEN MARY'S HOSPITAL SITE, WEST HAM LANE, E15119 homes
completed
PAINT DEPOT/CRUSADER ANIMAL FOODS,, PAINT DEPOT/CRUSADER ANIMAL FOODS,, SOUTH WINDMILL LANE, E15101 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 4BT

Full postcodeE15 4BT
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.542001
Longitude0.005607
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