Stratford · Newham · Stratford and Bow constituency · 51.53859, 0.00334

E15 4RY— Stratford, Newham

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 70/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Commuters, Young professionals

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Strong, well-rated schools set this area apart

Liveability
70
Safety
63
Schools
90
Transport
70
Environment
60
Investment
52

The bottom line

E15 4RY offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

E15 4RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+173.0% vs London avg

Deep-dive guides for E15 4RY

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

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How E15 4RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Stratford Manor Primary School & Nursery

Not yet inspected · 9 min walk

KS2: 104.7

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 8 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

5 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

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 · 789m

Crime is +173% 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£7,656/m²
Price per ft²£711/ft²
Avg floor area70.9 m²

EPC breakdown

C
5%
D
24%
E
7%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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£177,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.4%

Total change

+845%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-31.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached3.6%
Terraced96.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£87k+55.4%1.2
Post-dot-com plateau2001–2003£124k£200k+61.3%1.3
Pre-crash peak2005–2006£205k£271k+32.2%2
GFC & correction2009–2012£183k£247k+34.7%1
Help-to-Buy recovery2013–2016£250k£463k+85%1.5
Brexit uncertainty2019–2019£453k£453k+0%2
Pandemic surge2020–2021£410k£535k+30.5%1
Current market2025–2025£529k£529k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
4.9%
District
5.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
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 81% of London
Stratford High Street DLR StationDLR line
3.7 min walk
Stratford Low Level

Nearby stations

Stratford High Street DLR StationDLR
4 min walk
Stratford Low LevelNational Rail
7 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
No bus stops within 400m

64

Walkability score

327

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

53

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)1192
Nearest car park44m
Santander docks (800m)1
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
486m

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: 5.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% 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 · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

781

Parks (1km)

64

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

18

Sports (1km)

5

Convenience

Nearest supermarketLidl · 462 m
9 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

288m

Post office

Nearby shops

Local Store Food and Wine133 m
Global Food and Wine272 m
Polski Sklep Gaska283 m
K. Parsons Butchers333 m

Nearby cafes

Cafe Olympic106 m
Sawmill Cafe111 m
Stratford Best Coffee / Meze & Grill252 m
XIX Nineteen277 m

Nearby restaurants

Burj Chicken & Pizza82 m
Top Chef88 m
Molly89 m
al Zayt102 m

Nearby pubs

Freaks and Geeks170 m
Queens Head238 m
Ye Olde Black Bull242 m
The Abbey Tap285 m

Nearby gyms

PureGym449 m
City Bouldering Stratford529 m
Carpenters & Dockland Centre568 m
Anytime Fitness656 m

Nearby pharmacies

Osbon Pharmacy410 m
Boots450 m
Vicarage Pharmacy572 m
Wagpharm Chemist659 m

Nearby health

Moorfields at Stratford249 m
Carpenters Practice475 m
Patient First Social Enterprise478 m
InHealth Diagnostic Centre482 m
Food hygiene (5-star)48% of 193

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

AUDIO BY ALEX LTD
DUNELM CONSULTING LTD
FABRITZIO & ACCOUNTANTS LIMITED

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 score27/100
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

72.5

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 route7,685m
Crossrail 2 route5,547m

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)
21
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
20
Local approval rate
83%
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)
52
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 4RY

Full postcodeE15 4RY
Postcode districtE15
BoroughLondon Borough of Newham
WardStratford
Latitude51.538586
Longitude0.003337
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