Stratford · Newham · Stratford and Bow constituency · 51.53991, 0.00598

E15 4DL— Stratford, Newham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 65/100Yield 4.04%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
71
Safety
72
Schools
90
Transport
65
Environment
61
Investment
59

The bottom line

E15 4DL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £475,000 median — a strong choice for Families and Young professionals.

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Location

E15 4DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income+7.4% vs London avg
vs London crime+89.0% vs London avg

Deep-dive guides for E15 4DL

🛡️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 4DL 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 · 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 558m

Crime is +89% above London average

Property

2 Jul

Prices, sales volume and market trends

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

-4.5%

This year

Terraced

Dominant type

Price history

5-year change
-5.2%
Sales (24 months)9
New build0.0%
Avg terraced£475,000
Price per m²£7,528/m²
Price per ft²£699/ft²
Avg floor area62 m²

EPC breakdown

C
12%
D
38%
E
2%

Based on 52 properties · Confidence: high

Street mix

Terraced 98%Flat 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

Stamp duty

Standard buyer£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.5×

Price-to-income

£2,376/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£155,000
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, 200 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

1996–2026 · CAGR

+7.5%

Total change

+780%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

+8.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 56 sales

Property Type Mix

Total: 56 sales

Terraced98.2%
Flat/maisonette1.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£122k+144%2.5
Post-dot-com plateau2001–2004£127k£220k+72.9%4
Pre-crash peak2005–2005£217k£217k+0%2
GFC & correction2009–2012£198k£240k+21.1%1.5
Help-to-Buy recovery2013–2016£250k£408k+63.2%3
Pandemic surge2020–2021£425k£501k+18%2.5
Rate-rise correction2022–2023£483k£310k-35.8%1.5
Current market2024–2026£548k£440k-19.6%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.7%
District
7.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
8.1 min walk
Maryland

Nearby stations

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

57

Walkability score

371

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf ★28 min
City37 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

52

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)1158
Nearest car park71m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
542m

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: 6.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

STRATFORD VILLAGE SURGERY

50C ROMFORD ROAD, STRATFORD, E15 4BZ

3 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 · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

851

Parks (1km)

79

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

6

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketOff License - Mini-Market · 775 m
9 tennis courts

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)

2

Cinemas (2km)

380m

Post office

Nearby shops

Local Store Food and Wine191 m
Global Food and Wine264 m
Home Foods380 m
K. Parsons Butchers381 m

Nearby cafes

Cafe Olympic129 m
Sawmill Cafe138 m
Queen's Cafe Bar282 m
Ibis - Cafe Point289 m

Nearby restaurants

Kay Viva147 m
Burj Chicken & Pizza155 m
Top Chef162 m
Molly163 m

Nearby pubs

Freaks and Geeks200 m
Queens Head265 m
The Bay Tree350 m
Ye Olde Black Bull350 m

Nearby gyms

City Boxing Camp432 m
PureGym447 m
CorePower Yoga698 m
Carpenters & Dockland Centre727 m

Nearby pharmacies

Vicarage Pharmacy337 m
Osbon Pharmacy454 m
Boots518 m
Yemi Pharmacy615 m

Nearby health

Patient First Social Enterprise264 m
Newham Learning Disabilities Service305 m
Physiotherapy - Musculoskeletal Service309 m
Newham Vicarage Practice331 m
Food hygiene (5-star)44% of 222

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AMRIS ADVISORY LIMITED
LEE TV LTD
LUNAMED LTD
NIGELLA DESIGN LTD
SMITH & STEADI LTD

Investment

Investment grade, yield and market outlook

59

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

73.4

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 route7,904m
Crossrail 2 route5,709m

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%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
15
Local approval rate
85%
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)
81
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£475,000)

£11,250

Standard buyer

£2,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E15 4DL

Full postcodeE15 4DL
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.539908
Longitude0.005976
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