Stratford · Newham · Stratford and Bow constituency · 51.53949, 0.00411

E15 4PH— Stratford, Newham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 69/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
69
Safety
63
Schools
90
Transport
69
Environment
60
Investment
52

The bottom line

E15 4PH offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Young professionals.

Less suited to Families.

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Location

E15 4PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 4PH

🛡️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 4PH 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 · 7 min walk

KS2: 104.3

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 7 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 18 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

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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Stratford Fire Station · 679m

Crime is +173% 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£16,926/m²
Price per ft²£1,572/ft²
Avg floor area48.7 m²

EPC breakdown

C
13%
D
10%
E
3%

Based on 26 properties · Confidence: medium

Street mix

Terraced 54%Detached 8%Flat 8%Other 31%

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£121,750
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)
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

1998–2026 · CAGR

+10.2%

Total change

+1400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1029.9%

per year

Acceleration

+1110.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Detached11.1%
Terraced77.8%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£58k£75k+29.3%1
Post-dot-com plateau2001–2004£168k£300k+78.6%1
Pre-crash peak2006–2006£393k£393k+0%2
Help-to-Buy recovery2015–2015£77k£77k+0%1
Current market2026–2026£870k£870k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Stratford High Street DLR StationDLR line
4.6 min walk
Maryland

Nearby stations

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

66

Walkability score

329

Footpaths (500m)

1

Santander docks (800m)

0.6 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)

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Parking & EV

Car parks, spaces and charging points

53

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)1201
Nearest car park82m
Santander docks (800m)1
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
455m

Connectivity

Broadband and mobile coverage

96%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download422 Mbps
Superfast coverage96%
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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 31%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 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

WEST HAM LANE CLINIC

84 WEST HAM LANE, E15 4PT

3 min walk

17

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

811

Parks (1km)

74

Restaurants (800m)

26

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

2

Convenience

Nearest supermarketLidl · 436 m
9 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

270m

Post office

Nearby shops

Local Store Food and Wine155 m
Global Food and Wine197 m
Polski Sklep Gaska287 m
K. Parsons Butchers291 m

Nearby cafes

Sawmill Cafe4 m
Cafe Olympic39 m
Stratford Best Coffee / Meze & Grill230 m
Unit Six305 m

Nearby restaurants

Kay Viva18 m
Burj Chicken & Pizza65 m
Top Chef89 m
Molly92 m

Nearby pubs

Freaks and Geeks97 m
Queens Head177 m
Ye Olde Black Bull232 m
The Abbey Tap284 m

Nearby gyms

PureGym388 m
City Boxing Camp556 m
Carpenters & Dockland Centre601 m
City Bouldering Stratford615 m

Nearby pharmacies

Osbon Pharmacy370 m
Boots424 m
Vicarage Pharmacy471 m
Yemi Pharmacy656 m

Nearby health

Moorfields at Stratford233 m
Patient First Social Enterprise365 m
Newham Learning Disabilities Service396 m
Physiotherapy - Musculoskeletal Service399 m
Food hygiene (5-star)44% of 207

Business

Local businesses registered here

Active businesses
113
New (last 12 months)
17
Dissolved (last 12 months)
0
Industry diversity
56
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

A BIT OF HELP LIMITED
ABV LTD
ADF PARTITIONS&CEILINGS LTD
AL COSMETICS LTD
ALGERES CAFE LTD

+15 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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
Sales last 12 months1

Rental market

High

Demand

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

64.7

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 route7,799m
Crossrail 2 route5,586m

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

Inner cityHigh 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)
24
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
21
Local approval rate
87%
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)
82
Largest scheme
342 homes · Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS
Pipeline pressure
NONE

Named schemes (500m)

Central House, 2, Central House, 2, Broadway, Stratford, E15 4QS342 homes
completed
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

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 4PH

Full postcodeE15 4PH
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.539490
Longitude0.004112
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