Local market reports › E area › E15 › E15 2
Stratford market report E15 2, London
The standing E15 2 (Stratford) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 4,095 completed sales registered with HM Land Registry in E15 2 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical E15 2 (London) home changed hands for £400,000 in 2026 (median of 33 registered sales, down 11% on five years earlier), with the mean at £436,300, and by floor area homes here have averaged about £6,340 per square metre over the last five years. Source: 4,095 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
E15 2 is a postcode sector: one group of streets inside E15 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where E15 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's E15 2 prices, from the sold record
The 2026 median for E15 2 is £400,000, taken from 33 registered sales. The mean, which is what most sites call the "average house price", is £436,300, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in E15 2
The last five years of sales put E15 2 at roughly £6,340 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts E15 2 40% above the country at large.
A typical E15 2 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £400,000 | £400,000 | 33 |
| 2025 | £400,000 | £409,565 | 98 |
| 2024 | £388,800 | £413,374 | 92 |
| 2023 | £376,200 | £413,352 | 84 |
| 2022 | £495,800 | £581,382 | 106 |
| 2021 | £450,000 | £569,758 | 154 |
| 2020 | £466,500 | £605,293 | 54 |
| 2019 | £406,900 | £533,349 | 169 |
| 2018 | £396,000 | £527,875 | 116 |
| 2017 | £373,600 | £509,553 | 384 |
| 2016 | £385,000 | £538,619 | 124 |
| 2015 | £344,000 | £486,072 | 122 |
| 2014 | £285,000 | £404,322 | 135 |
| 2013 | £250,000 | £359,725 | 116 |
| 2012 | £227,000 | £334,116 | 182 |
| 2011 | £225,000 | £339,663 | 175 |
| 2010 | £220,000 | £345,017 | 89 |
| 2009 | £237,500 | £381,783 | 166 |
| 2008 | £247,800 | £406,197 | 212 |
| 2007 | £250,000 | £424,070 | 109 |
| 2006 | £239,000 | £414,873 | 185 |
| 2005 | £195,000 | £347,021 | 102 |
| 2004 | £201,000 | £365,055 | 113 |
| 2003 | £175,000 | £322,392 | 198 |
| 2002 | £163,000 | £306,683 | 245 |
| 2001 | £115,500 | £222,043 | 152 |
| 2000 | £93,000 | £182,513 | 79 |
| 1999 | £72,000 | £143,492 | 87 |
| 1998 | £63,800 | £128,785 | 66 |
| 1997 | £56,000 | £114,845 | 55 |
| 1996 | £52,000 | £109,666 | 50 |
| 1995 | £46,000 | £99,997 | 43 |
In cash terms the typical E15 2 home went from £46,000 in 1995 to £400,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 300%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 34% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E15 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+41.1% on the year before); the weakest, 2023 (−24.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | −2.3% | −6.8% |
| 10 years (since 2016) | +0.4% | −2.9% |
| 20 years (since 2006) | +2.6% | −0.2% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 33 E15 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 148 sales a year before the financial crisis and 83 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How E15 2 trades
This is a thin market: 33 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within E15, this sector trades 9% below the district median: one of its district's cheaper corners.
The rental side of E15 2
For renting purposes E15 2 sits in Newham. The ONS average private rent there is £1,923 a month (May 2026). The spread runs from £1,626 a month for a typical one-bed to £2,664 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
£1,923 a month is £23,076 a year, which against the £400,000 median sold price makes a gross yield of 5.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about E15 2 (Stratford)
Is E15 2 (Stratford) a good place to buy a house?
How much did a house sell for in E15 2 (Stratford)?
Are property prices falling in E15 2 (Stratford)?
Will E15 2 prices rise from here?
The record answers a different question than "what happens next": the median is down 11% over five years in cash but down 30% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in E15 right now
This is what you could actually buy today: 149 homes currently on the market from 10 agents publishing to HomesIndex.
These cover the whole E15 district, not just E15 2: live asking prices are collected per district.
31% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every E15 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: E prices by size
Real sold prices by size across the E area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £545,000 | £820,000 (+50%) | £1,197,500 (+46%) | — |
| Semi-detached | £435,000 | £530,000 (+22%) | £650,000 (+23%) | £900,000 (+38%) | £1,205,000 (+34%) |
| Terraced | £435,000 | £525,000 (+21%) | £643,000 (+22%) | £842,000 (+31%) | £1,150,000 (+37%) |
| Flat | £372,500 | £490,000 (+32%) | £695,000 (+42%) | £1,095,000 (+58%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Winners and losers across the E area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in E15
A few minutes' walk can separate two very different markets. Here are E15's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E15 1 | £448,000 | 46 |
| E15 3 | £441,000 | 18 |
| E15 4 | £459,000 | 28 |
Zoom out to the full E15 district report for the type split, monthly volumes and how E15 compares with its neighbours.
Before you sell in E15 2: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E15 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working E15 2: the featured spot on this report is free for founding agents, one per district. Claim E15 2.
Go deeper
Behind the answers sits the same Land Registry record as this page, with E15 2 already set as the subject. Free, one click sign in.
See every individual E15 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.