Stratford · Newham · Stratford and Bow constituency · 51.54130, 0.00788

E15 4DE— Stratford, Newham

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 72/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
72
Safety
72
Schools
90
Transport
65
Environment
71
Investment
55

The bottom line

E15 4DE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

E15 4DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+89.0% vs London avg

Deep-dive guides for E15 4DE

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

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“High-connectivity investment target”

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How E15 4DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Ham Church Primary School

Not yet inspected · 6 min walk

KS2: 104.3

★★

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 · 8 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

123.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+36% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime12%
Drug offences5%
Theft5%
Burglary3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 354m

Crime is +89% 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£7,813/m²
Price per ft²£726/ft²
Avg floor area65.6 m²

EPC breakdown

C
9%
D
24%
E
6%

Based on 39 properties · Confidence: high

Street mix

Terraced 100%

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£164,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8%

Total change

+843%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.5%

per year

Acceleration

+14.53

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 39 sales

Property Type Mix

Total: 39 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£53k£77k+45.3%2.7
Post-dot-com plateau2001–2004£148k£180k+21.8%2.2
Pre-crash peak2005–2007£220k£290k+31.9%1.3
GFC & correction2009–2012£228k£240k+5.3%2
Help-to-Buy recovery2013–2016£320k£465k+45.3%1
Brexit uncertainty2017–2018£429k£450k+4.8%1.5
Pandemic surge2020–2021£465k£500k+7.5%1
Current market2024–2025£465k£500k+7.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
10.6%
District
11.1%

CAGR over 20yr 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 75% of London
Maryland StationElizabeth line line
6.4 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
7 min walk
MarylandNational Rail
7 min walk
Stratford High Street DLR StationDLR
9 min walk
Stratford DLR StationDLR
10 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
10 min walk
No bus stops within 400m

51

Walkability score

331

Footpaths (500m)

0

Santander docks (800m)

0.9 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

49

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)1075
Nearest car park99m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
627m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

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 waterLOW
Low
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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

2 min walk

69%

Recommend GP

69%

Overall GP experience

17

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1083

Parks (1km)

59

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 901 m
9 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

514m

Post office

Nearby shops

Global Food and Wine369 m
Local Store Food and Wine386 m
Home Foods483 m
K. Parsons Butchers488 m

Nearby cafes

Slice of Meat150 m
Queen's Cafe Bar158 m
Al-Bail Chicken187 m
VIP Cafe255 m

Nearby restaurants

Domino's130 m
Calabash149 m
The Grill165 m
Spice Villa Grill170 m

Nearby pubs

The Bay Tree234 m
Freaks and Geeks356 m
012 Bar & Grill Restaurant362 m
The Sportsman373 m

Nearby gyms

City Boxing Camp229 m
PureGym504 m
Atherton Leisure Centre641 m
CorePower Yoga671 m

Nearby pharmacies

Vicarage Pharmacy147 m
Yemi Pharmacy505 m
Osbon Pharmacy544 m
Boots615 m

Nearby health

Patient First Social Enterprise109 m
Vicarage Lane Transitional Team137 m
Newham Vicarage Practice137 m
The Vicarage Lane Surgery137 m
Food hygiene (5-star)40% of 175

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

BIOSTAGE 2019 LTD
CLAUDIU SERVICES LTD
G.A.S GENERAL BUILDING SERVICES LTD

Investment

Investment grade, yield and market outlook

55

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Very High

Demand

Very 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

65.5

Price growth score

B
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,105m
Crossrail 2 route5,823m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,897 nationally

2,269

Est. population

22,747/km²

65%

Employed

47%

Degree educated

£45,100

Median income

7.5%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

18%
37%
21%
16%
Under 1818%
18–3437%
35–4922%
50–6416%
65+7%

Tenure

18%
48%
20%
Own outright13%
Own (mortgage)18%
Private rent48%
Social rent20%
Shared ownership2%
Rent free0%

Ethnicity

21%
27%
28%
13%
White British21%
White Other27%
Asian28%
Black13%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household59%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent48%
Social rent20%

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)
50
Planning apps (3 years)
18
Local approval rate
88%
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)
67
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
Pipeline pressure
NONE

Named schemes (500m)

THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15208 homes
completed
LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF201 homes
completed
The Office Village, Romford Road, Stratford, E15 4EA158 homes
completed
VICTORIA STREET, TRAMWAY AVENUE, WEST HAM LANE, E15144 homes
completed
Empire House, 57, Empire House, 57, Broadway, E15 2PX44 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 4DE

Full postcodeE15 4DE
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.541296
Longitude0.007883
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
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