Stratford · Newham · Stratford and Bow constituency · 51.54122, 0.00838

E15 4EZ— Stratford, Newham

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 72/100Transport 65/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

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

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E15 4EZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E15 4EZ meets your needs.

Location

E15 4EZ

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 4EZ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E15 4EZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How E15 4EZ 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 341m

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£6,910/m²
Price per ft²£642/ft²
Avg floor area68.5 m²

EPC breakdown

C
5%
D
14%
E
2%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£171,250
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

1997–2025 · CAGR

+7.7%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.8%

per year

Acceleration

+24.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached5.3%
Terraced94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£107k+78.4%2.3
Post-dot-com plateau2001–2003£147k£190k+29.7%2
Pre-crash peak2005–2007£230k£230k+0%3
GFC & correction2009–2012£180k£245k+36.1%1.8
Help-to-Buy recovery2014–2016£360k£426k+18.2%1.3
Brexit uncertainty2017–2017£460k£460k+0%1
Pandemic surge2020–2020£490k£490k+0%1
Rate-rise correction2022–2022£500k£500k+0%1
Current market2024–2025£434k£485k+11.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
8.5%
District
8.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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
6.6 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

49

Walkability score

292

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)1105
Nearest car park112m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
663m

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 AONB63% green spaceTree canopy: 61%
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

NEWHAM VICARAGE PRACTICE

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

1 min walk

73%

Recommend GP

73%

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

1050

Parks (1km)

54

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketOff License - Mini-Market · 932 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)

547m

Post office

Nearby shops

Local Store Food and Wine396 m
Global Food and Wine403 m
Home Foods518 m
K. Parsons Butchers522 m

Nearby cafes

Slice of Meat118 m
Al-Bail Chicken152 m
Queen's Cafe Bar188 m
VIP Cafe221 m

Nearby restaurants

Calabash117 m
Marhabba Restaurant147 m
STRS Hut150 m
Basil Wood-Oven Pizzeria162 m

Nearby pubs

The Bay Tree199 m
Freaks and Geeks386 m
012 Bar & Grill Restaurant398 m
The Sportsman409 m

Nearby gyms

City Boxing Camp215 m
PureGym540 m
Atherton Leisure Centre619 m
CorePower Yoga703 m

Nearby pharmacies

Vicarage Pharmacy118 m
Yemi Pharmacy529 m
Osbon Pharmacy579 m
Boots650 m

Nearby health

Newham Vicarage Practice110 m
Vicarage Lane Transitional Team112 m
The Vicarage Lane Surgery113 m
Patient First Social Enterprise136 m
Food hygiene (5-star)41% of 170

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

AMY JACKSON STUDIO LTD
REPLICA GALLERY LTD
WISEVIEW LIMITED

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

73.4

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 route8,115m
Crossrail 2 route5,859m

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)
20
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
47
Planning apps (3 years)
18
Local approval rate
89%
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)
89
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
110 - 118, 110 - 118, Romford Road, Stratford, E15 4JE41 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

Live in E15 4EZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E15 4EZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E15 4EZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E15 4EZ

Full postcodeE15 4EZ
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.541216
Longitude0.008385
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