London village: Stratford
Times Bricks & Mortar, 30th April 2010As the Olympics looms, this eastern suburb is swapping markets and pound shops for green spaces and M&S
Stratford is at the heart of the regeneration of the East End. The new Westfield shopping centre, part of the Westfield Stratford City development, will open next year. John Lewis, Waitrose and Marks & Spencer will be among more than 300 brands. The high street is to receive a £10 million facelift. Then there’s the Olympic legacy — after the 2012 Games the site will include a large park and the athletes’ village will become at least 5,000 homes. As a result, Stratford has been dubbed the “new Manhattan”. But for now, walking through the existing shopping mall, past Poundland and market stalls selling cockles, jellied eels and “five pears for £1”, it’s still rather hard to believe.
What are the properties like?
Victorian terraces are the staple. For £250,000 you can buy a three-bedroom house, with top-end prices of about £330,000. The average price in E15 last year was £220,000, according to figures from Halifax. WJ Meade in the high street is offering a studio for £125,000. Lett Road is a new 64-apartment development on the border of the Olympic Park, with one-bedroom flats starting at £199,950. It also has two penthouses, sold through Knight Frank and Currells.
Which are the most desirable streets?
Traditionally, those north of West Ham Park. Houses south of the park are farther from town but close to Plaistow Tube. But Stefan Przepiora, of the Winkworth estate agency in Stratford, says that the focus is changing. “People are looking at streets that will lead on to the new park,” he says. For flats, Gerry Raffles Square is always popular with buyers and renters. The Olympic Village could become desirable, with its leisure facilities and green space.”
What about transport connections?
A big draw. It’s about ten minutes to Liverpool Street on the Central Line or to Canary Wharf on the Jubilee Line, and 20 minutes to the City from Plaistow station on the District or Hammersmith & City lines. Stratford will be on the new Docklands Light Railway (DLR) extension from Canning Town and on Crossrail, the new line planned for 2017 through Central London to Heathrow and Maidenhead. It is about 13 minutes to City Airport by Tube and the DLR.
Any green spaces?
Plans for the post-Olympics site have not been finalised, but green space will be large, including wetlands and waterways, and connect with the Lee Valley Regional Park. For now, however, the prime green space is West Ham Park, a secure and well-tended gem owned by the City of London. Its 77 acres include playing fields and ornamental gardens.
Community gardening projects are also creating new green spaces in the area. One picturesque result is Abbey Gardens on a previously derelict historical site next to the new Abbey Road DLR station.
What about leisure and going out?
The “cultural quarter” on Gerry Raffles Square includes the renowned Theatre Royal Stratford East, which also has a popular bar with food and live entertainment. Stratford Circus is a performing arts venue that also serves well-rated food, and there is a Picture House cinema. The most interesting street is Green Street in neighbouring Upton, with cuisine from all corners of the globe.
Any good schools?
The Catholic schools St Angela’s Ursuline School for girls and St Bonaventure’s RC school for boys topped the league tables for Newham last year and have been rated “outstanding” by Ofsted. While others score well, some parents move when the children reach secondary school age because of a lack of outstanding non-denominational secondaries. Among the 66 primaries, Elmhurst Primary School, St Edward’s Catholic Primary, St Helen’s RC Primary, Park Primary and Portway Primary School have been rated “outstanding” by Ofsted.
Is it safe?
Newcomers say that it’s friendly, with a sense of community. Deprivation is evident, but services, facilities and appearances are improving. Recent research conducted by the London Borough of Newham shows that 93 per cent of residents feel safe when out and about in their local area during the day.