Neighbourhood · Newham
Carpenters Estate & Stratford New Town: house prices and how the area is changing
Official figures for the Carpenters Estate & Stratford New Town neighbourhood of Newham, England (ONS area Newham 039). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes E15, E20. Figures that read a point use the neighbourhood's centre, near E20 1EG.
An affluent neighbourhood, changing little against Newham
Carpenters Estate & Stratford New Town is an affluent neighbourhood; it is changing little against Newham (signals are mixed: 4 rising and 2 falling of 16). Houses here typically resell for £564,075 and flats for £465,000 (median resale prices, 2023-2025). Recorded crime is higher than across Newham (4.5 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, Stratford International, is about a 4-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£564,075
Median resale price of houses in the neighbourhood, 2023-2025; +13% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£465,000
Median resale price of flats in the neighbourhood, 2023-2025; +6% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Mixed signs
Weighted balance +0.06; 4 of 16 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 6 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 3 to 6.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£73,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
4.5 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
Faster than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Carpenters Estate & Stratford New Town sits in Newham
- Typical house price: 6th highest of the 38 neighbourhoods in Newham with enough house sales for one
- Typical flat price: 3rd highest of the 29 neighbourhoods in Newham with enough flat sales for one
- Average household income: 4th highest of 40 neighbourhoods in Newham
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Carpenters Estate & Stratford New Town
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
4 of 16 counted signals point towards rising affluence against Newham, 2 the other way and 10 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Plug-in car growth
- Schools improving
- New-build activity
- Premium and budget brands
Falling behind the borough
- Catching up with neighbouring areas
- Benefit claims (DWP)
Stations and schools nearby
Nearest stations
- Stratford International Railway station, about a 4-minute walk from the neighbourhood's centre (310 m in a straight line). No passenger train is timetabled to leave between 07:00 and 19:00 on a weekday.
- Stratford Underground station, about a 5-minute walk from the neighbourhood's centre (330 m in a straight line).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Colegrave Primary School 580 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Oct 2023).
- Nearest state secondary school Harris Academy Chobham 490 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (May 2025).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Carpenters Estate & Stratford New Town
What is the typical house price in Carpenters Estate & Stratford New Town?
£564,075. Median resale price of houses in the neighbourhood, 2023-2025; +13% against 2017-2019.
How does Carpenters Estate & Stratford New Town compare with the rest of Newham?
Typical house price: 6th highest of the 38 neighbourhoods in Newham with enough house sales for one. Typical flat price: 3rd highest of the 29 neighbourhoods in Newham with enough flat sales for one. Average household income: 4th highest of 40 neighbourhoods in Newham.
Is Carpenters Estate & Stratford New Town an affluent area?
Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Carpenters Estate & Stratford New Town gentrifying?
Mixed signs. Weighted balance +0.06; 4 of 16 signals up, 2 down, against the borough.
What is the nearest station to Carpenters Estate & Stratford New Town?
Stratford International. Railway station, about a 4-minute walk from the neighbourhood's centre (310 m in a straight line). No passenger train is timetabled to leave between 07:00 and 19:00 on a weekday.
Which state schools are nearest to Carpenters Estate & Stratford New Town?
Nearest state primary school. Colegrave Primary School. 580 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Oct 2023). Nearest state secondary school. Harris Academy Chobham. 490 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (May 2025).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Carpenters Estate & Stratford New Town?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Newham
- East Village
- Stratford Central
- Stratford East
- Mill Meads
- Forest Gate West
- West Ham & Stratford Park
- West Ham Park
- Plaistow North
- All 40 neighbourhoods in Newham
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.