Stratford · Newham · Stratford and Bow constituency · 51.52782, -0.00874

E3 3AF— Stratford, Newham

Location and area intelligence for E3 3AF, Stratford, Newham

The practical family move

 

Schools 100%Safety 76/100Transport 58/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
76
Schools
90
Transport
58
Environment
57
Investment
57

The bottom line

E3 3AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E3 3AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+46.0% vs London avg

Deep-dive guides for E3 3AF

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E3 3AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

School 360

Good · Inspected Nov 2023 · 6 min walk

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 2 min walk

P8: +0.11A8: 53.4

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 8 min walk

4 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+5% vs borough

Crime by type

Other28%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary11%
Vehicle crime8%
Drug offences7%
Theft4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.9km

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E3 district median

£440,750

Based on 457 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£6,638/m²
Price per ft²£617/ft²
Avg floor area87 m²

EPC breakdown

B
3%
C
33%
D
11%
E
1%

Based on 48 properties · Confidence: high

Street mix

Flat 100%

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 yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£217,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+2.2%

Total change

+60%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.0%

per year

Acceleration

-64.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 86 sales

Property Type Mix

Total: 86 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£250k£250k+0%34
Pre-crash peak2005–2007£296k£450k+52%9
GFC & correction2008–2012£335k£329k-1.8%2.6
Help-to-Buy recovery2013–2016£353k£378k+7.1%2.5
Brexit uncertainty2017–2017£468k£468k+0%2
Pandemic surge2020–2021£545k£245k-55%2
Rate-rise correction2023–2023£566k£566k+0%1
Current market2024–2026£510k£400k-21.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
2.2%
District
4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bromley-by-Bow Underground StationDistrict line
4.6 min walk
West Ham

Nearby stations

Bromley-by-Bow Underground StationDistrict · Hammersmith & City
5 min walk
Pudding Mill Lane DLR StationDLR
10 min walk
Devons Road DLR StationDLR
11 min walk
Bow Church DLR StationDLR
11 min walk
West HamNational Rail
11 min walk
No bus stops within 400m

45

Walkability score

267

Footpaths (500m)

5

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria46 min ↑
Waterloo45 min ↑
Canary Wharf ★25 min
City32 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

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)21
Nearest car park66m
Santander docks (800m)5
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco· no
66m
🅿️
Tesco· no
154m
🅿️
UKMail Visitor Parking
680m

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: 4.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.5 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield849.3 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CARPENTERS PRACTICE

236-252 HIGH STREET, STRATFORD, E15 2JA

14 min walk

47%

Recommend GP

47%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMile End Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

191

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Rum House and Distillery (477 m)

Nearest supermarketStroudley Walk Grocery · 628 m
3 tennis courts

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

718m

Post office

Nearby shops

Tesco Bakery166 m
SimplyFresh337 m
Sky Local417 m
Premier531 m

Nearby cafes

Millers House Cafe93 m
Dream Bean383 m
3 Bees Cafe403 m
Glace Cafe562 m

Nearby restaurants

McDonald's481 m
Jim & Tonic502 m
Modern Wing Chi Chef540 m
Farmhouse Pizza554 m

Nearby pubs

The Rum House and Distillery477 m
Jim & Tonic at The Print House515 m
ABBA Arena671 m
The Beehive728 m

Nearby gyms

The Gym274 m
Marchon426 m
London Aesthetics & Spa561 m
Stratford Padel Club782 m

Nearby pharmacies

Tesco Pharmacy166 m
Bow Pharmacy616 m
Green Light Pharmacy618 m

Nearby health

Dentaprime443 m
St Andrews Health Centre609 m
DentalSpace959 m
InHealth Diagnostic Centre1.1 km
Food hygiene (5-star)78% of 41

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

54.8

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,227m
Crossrail 2 route5,075m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,246 nationally

2,103

Est. population

4,283/km²

68%

Employed

50%

Degree educated

5.9%

Claimant rate

Inner cityMedium densityRenters

28

Community stability

Age profile

20%
34%
27%
14%
Under 1820%
18–3434%
35–4927%
50–6414%
65+5%

Tenure

15%
45%
31%
Own outright7%
Own (mortgage)15%
Private rent45%
Social rent31%
Shared ownership3%
Rent free0%

Ethnicity

24%
18%
24%
22%
White British24%
White Other18%
Asian24%
Black22%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household63%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
22
Planning apps (12 months)
11
Planning apps (3 years)
25
Local approval rate
82%
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)
20
Largest scheme
313 homes · Phases 4 & 5, Former St Andrews Hospital, Phases 4 & 5, Former St Andrews Hospital, Devas Street, E3
Pipeline pressure
NONE

Named schemes (500m)

SITE B, BOW LOCK, SITE B, BOW LOCK, TWELVETREES CRESCENT, E3215 homes
completed
Plot R2, Strand East, Plot R2, Strand East, Sugar House Lane, Three Mills Wall River, E15 2QD211 homes
completed
Plot R1- Land to the south of, Plot R1- Land to the south of, Sugar House Lane, High Street, Stratford, E15161 homes
completed
Leaside Lock Phases 2 (Pelican Wharf / Trad Site), Bromley by Bow, E3 3ED144 homes
completed
Bromley By Bow North, Land to East of, Bromley By Bow North, Land to East of, Hancock Road, and west of the River Lea Navigation, Bromley By Bow, E3112 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 E3 3AF

Full postcodeE3 3AF
Postcode districtE3
BoroughLondon Borough of Newham
WardStratford
Latitude51.527821
Longitude-0.008741
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