Stratford · Newham · Stratford and Bow constituency · 51.54032, 0.00819

E15 4DF— Stratford, Newham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 64/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
72
Schools
90
Transport
64
Environment
71
Investment
55

The bottom line

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

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Location

E15 4DF

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 4DF

🛡️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

“High-connectivity investment target”

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How E15 4DF 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 · 5 min walk

KS2: 104.3

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 5 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 7 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 434m

Crime is +89% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£8,982/m²
Price per ft²£834/ft²
Avg floor area67.6 m²

EPC breakdown

B
1%
C
16%
D
29%
E
3%
G
2%

Based on 51 properties · Confidence: high

Street mix

Semi 2%Terraced 98%

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£169,000
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, no insulation (assumed)
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

1995–2026 · CAGR

+8.4%

Total change

+1110%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.4%

per year

Acceleration

-4.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached1.9%
Terraced98.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£112k+112.9%1.8
Post-dot-com plateau2001–2004£133k£145k+9.4%3
Pre-crash peak2005–2007£208k£258k+23.8%4
GFC & correction2008–2012£242k£236k-2.4%2
Help-to-Buy recovery2015–2016£355k£410k+15.5%2
Brexit uncertainty2017–2019£441k£475k+7.8%1
Pandemic surge2020–2020£350k£350k+0%1
Rate-rise correction2022–2022£446k£446k+0%2
Current market2024–2026£485k£635k+30.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.8%
District
8.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland StationElizabeth line line
7.8 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
8 min walk
MarylandNational Rail
8 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

50

Walkability score

294

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

50

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)1116
Nearest car park120m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
670m

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 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

NEWHAM VICARAGE PRACTICE

VICARAGE LANE HEALTH CENTRE, 10 VICARAGE LANE, STRATFORD, E15 4ES

2 min walk

73%

Recommend GP

73%

Overall GP experience

17

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.6 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

923

Parks (1km)

54

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketOff License - Mini-Market · 832 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)

528m

Post office

Nearby shops

Local Store Food and Wine309 m
Global Food and Wine395 m
Home Foods514 m
K. Parsons Butchers517 m

Nearby cafes

Slice of Meat180 m
Al-Bail Chicken191 m
VIP Cafe196 m
Queen's Cafe Bar262 m

Nearby restaurants

Calabash182 m
Basil Wood-Oven Pizzeria188 m
Tasty Fish and Kebab189 m
STRS Hut192 m

Nearby pubs

The Bay Tree192 m
Freaks and Geeks353 m
Queens Head407 m
012 Bar & Grill Restaurant439 m

Nearby gyms

City Boxing Camp309 m
PureGym558 m
Atherton Leisure Centre698 m
CorePower Yoga760 m

Nearby pharmacies

Vicarage Pharmacy194 m
Osbon Pharmacy583 m
Yemi Pharmacy612 m
Boots651 m

Nearby health

Newham Vicarage Practice192 m
Vicarage Lane Transitional Team196 m
The Vicarage Lane Surgery200 m
Patient First Social Enterprise218 m
Food hygiene (5-star)40% of 171

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BUILDSCAPE BROS LTD
FINIZONE DEALS LIMITED
HOYTRABAJAS LIMITED
MOVEOUT SOLUTIONS LIMITED
SHB ELECTRICAL SERVICES LTD

+2 more

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 score25/100
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

71.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,022m
Crossrail 2 route5,855m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
49
Planning apps (3 years)
18
Local approval rate
90%
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)
159
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
48, 48, Church Street, Stratford, E15 3HX55 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 4DF

Full postcodeE15 4DF
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.540320
Longitude0.008186
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