Commercial Mortgages Stratford
Stratford is the second business location in east London after Canary Wharf. E15 and E20 hold a Metropolitan centre, Westfield Stratford City with around 350 stores, the International Quarter London office cluster and the Queen Elizabeth Olympic Park. We arrange commercial mortgages for landlords, occupiers and operators across both outcodes, and this page is honest about which local data we can and cannot read.
A commercial mortgage in Stratford is long-term secured debt against business premises, underwritten on rental cover, trading profit or EBITDA depending on how the property is held. Commercial Mortgages London is a specialist commercial mortgage broker arranging owner-occupier, investment, semi-commercial and trading-business mortgages across Stratford.
Postcode districts: E15, E20.
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The Stratford commercial property market in E15 and E20
Stratford is one of the fourteen Metropolitan centres in the London Plan town-centre network and, in commercial terms, the second business location in east London after Canary Wharf. Westfield Stratford City opened in 2011 with around 350 stores and remains one of the largest shopping centres in Europe. Alongside it sit International Quarter London, the office component of the regeneration, the Queen Elizabeth Olympic Park and East Village, the converted athletes' accommodation. The whole area falls inside the Olympic Legacy Opportunity Area, one of 47 in the London Plan, each of which must support a minimum of 5,000 new jobs or 2,500 new homes. Very little of the commercial stock here predates 2010.
HM Land Registry recorded 312 category A residential transactions across E15 and E20 in the twelve months to 29 May 2026, at a median of £472,750 and up 1.7% year on year. That is a notably steadier picture than the wider borough of Newham, which was down 2.8%, and than E14, which was down 15.9%. Medians run £484,000 semi-detached, £560,000 terraced and £400,000 flat. Nine of the 312 sales were new build, carrying a 63% premium over existing stock, which reflects the continuing delivery around the park. This is residential price paid data and we use it as a read on local occupier confidence and household spending, not as evidence of commercial values or yields.
The commercial market splits into three layers and they behave very differently. At the top sit institutional assets: the shopping centre itself, International Quarter office buildings and large leisure, none of which reach a broker of our size and all of which are financed in the capital markets. In the middle sit ordinary investment lots at £1M to £8M, including ground-floor commercial inside the newer blocks, hotel and serviced apartment stock serving the park and the arena, and multi-let space around Stratford High Street. Underneath that is the older East London Stratford that existed before 2012: the Broadway, Angel Lane, Leytonstone Road and the parades running out towards Maryland and West Ham, where a shop with flats above at £350,000 to £1.2M is the standard file.
That third layer is where most of our work sits and it is the part that gets forgotten in anything written about Stratford. The regeneration raised footfall, rents and land values across the whole of E15, but it did not replace the independent retail, takeaway, salon, clinic and workshop economy that runs along the older frontages. Those buildings are bought by private landlords and small businesses, usually in limited companies, at lot sizes that never appear in a press release about the Olympic Park. They are financed by mid-market specialists rather than by the banks that funded the towers.
Planning in the Olympic Park sits outside the registers we parse
We hold no parsed planning register covering Stratford, so this page carries no application references, no counts and no approval rates. There are two reasons rather than one. Stratford straddles the Newham register and the area governed by the London Legacy Development Corporation, one of the three development corporations that sit alongside the boroughs as planning authorities in London, and the data we hold for this postcode pair is not in a machine-readable form we can read. We would rather say that plainly than borrow a Newham file from East Ham or Beckton and present it as Stratford evidence, which is what a page trying to look thorough would do. The HM Land Registry transaction record above is complete for E15 and E20 and it is the strongest local data we genuinely hold. For a named site, check the correct authority for that address, because getting the wrong one costs weeks. We will confirm which applies as part of the file.
Commercial asset classes around Stratford City and the Olympic Park
Metropolitan centre retail
In-line units and small parades in and around the town centre and the Broadway.
£400K to £3M
Ground-floor commercial in new blocks
Class E units beneath residential schemes at East Village and along Stratford High Street, financed once let.
£500K to £4M
Hotel and serviced apartments
Rooms-led stock serving the park, the arena and the Westfield catchment.
£2M to £12M
Older Stratford parades
Shop with flats above on Angel Lane, Leytonstone Road and out towards Maryland and West Ham.
£350K to £1.2M
Leisure and food and beverage
Restaurants, gyms and licensed premises trading off event and shopping footfall.
£400K to £2.5M
Small office and studio space
Secondary and refurbished floors outside International Quarter London, let to local occupiers.
£500K to £3M
Commercial mortgage products for Stratford property
Let assets take a commercial investment mortgage at 65 to 75% LTV, priced on interest cover stressed at 140 to 160% and 6.5 to 8.5% pa. Parade stock on the older frontages takes a semi-commercial mortgage to 75% on blended cover of around 145%. Hotels, gyms and licensed premises are a trading business mortgage conversation at 60 to 70% LTV and 7.0 to 9.0% pa, priced on occupancy, revenue and operating margin. New ground-floor units bought before they are let need bridging at 0.70 to 0.95% per month and term out once a lease is signed. All of these are unregulated products.
Commercial investment
Let retail, office and mixed-use across E15 and E20, ICR 140 to 160%, LTV 65 to 75%.
Semi-commercial
Shop with flats above on the older Stratford frontages, blended cover around 145%, to 75% LTV.
Trading business
Hotels, serviced apartments, gyms and licensed premises, 60 to 70% LTV, 7.0 to 9.0% pa.
Owner-occupier
Businesses buying their own E15 premises, EBITDA cover 1.3 to 1.5x, to 75% on bricks, 6.0 to 7.5% pa.
Bridge-to-let
Unlet new-build commercial units and refurbishment projects, 0.70 to 0.95% per month.
Lender appetite in E15 and E20
Metropolitan centre status, an anchor shopping centre and a working office cluster give Stratford a valuation narrative that credit committees respond to. Barclays, NatWest, Lloyds and Santander compete on well-let investment at 60 to 65% LTV and 6.5 to 7.5% pa. The £500,000 to £6M band, which covers most of what we place here, sits with Shawbrook, InterBay Commercial, Cynergy Bank, Allica, Hampshire Trust, Cambridge and Counties and OakNorth at 70 to 75% and 6.5 to 8.5% pa. LendInvest, Together and Paragon handle semi-commercial and lighter refurbishment. Hotels and gyms need lenders with a trading desk and an operator they recognise. We do not hold FCA authorisation, as every product we arrange is unregulated.
Property types we finance in Stratford
Asset classes most active in Stratford, each linked to the dedicated finance structure, lender appetite and typical terms for that property type.
Stratford commercial mortgage rates, fees and deposit
The commercial mortgage rates we are placing in Stratford at mid-2026 sit at 6.5 to 8.5% pa for the dominant local profile, which here is newly completed and stabilising stock, where valuers have fewer comparables to work from. Expect loan to value of 65 to 75%, which puts the deposit or retained equity at roughly a quarter to a third of the value of the property. Owner-occupied business borrowing prices from 6.0 to 7.5% pa, commercial investment from 6.5 to 8.5% pa, and trading businesses from 7.0 to 9.0% pa. A commercial remortgage on an asset you already hold in E15, E20 runs 6.0 to 8.0% pa.
Costs beyond the rate are where Stratford deals are won or lost. Arrangement fees run 1.0 to 2.0% of the facility. Valuation fees start around £1,500 on a single unit and reach £8,000 or more on a multi-let London building, and the RICS Red Book valuation is the critical path on almost every case, so we instruct it in week one. Legal costs run £4,000 to £15,000. Stamp duty land tax applies at the non-residential rates. Check early repayment charges before you fix, because a five-year fix broken in year two is rarely the cheapest way to repay. Local pricing context: the median transaction in E15, E20 postcode districts is £472,750, which is residential data we use only as a temperature gauge for the surrounding market.
Bridging finance in Stratford, and when it is the right answer
Not every Stratford purchase fits a term facility on day one. An auction lot, a vacant unit that needs letting before a lender will price it, or a change-of-use scheme awaiting consent all point at commercial bridging first. Bridging loans run 8.5 to 11.0% pa, or 0.70 to 0.95% per month, over three to twenty-four months, and exit onto a commercial mortgage once the asset is income-producing. We only recommend bridging finance where the exit is genuinely identified and underwritten, because an unplanned bridge is the most expensive money in commercial finance. If the term lender will take the deal now, we will tell you to skip the bridge.
Which Stratford commercial mortgage lenders to approach
There is no single best lender for Stratford commercial property, only the right lender for this building on this week's credit appetite. High-street commercial lenders price keenest on prime business: Lloyds, NatWest, Barclays and Santander all compete where the covenant is strong. Challenger lenders such as Allica, Aldermore, Cambridge and Counties, OakNorth and Paragon take most of the SME and mid-market finance in E15, E20. Specialist lenders, Shawbrook, InterBay Commercial, LendInvest, Cynergy Bank, Together and Hampshire Trust, cover the semi-commercial, multi-let and shorter-lease commercial finance the high street declines.
Comparing those finance options properly is the work. Most brokers send a deal to two lenders they know. We benchmark it across the panel, because the difference between the third-best and the best quote on a Stratford commercial property is usually worth more than every fee in the transaction combined. We arrange commercial mortgages, commercial remortgages, portfolio facilities, second charges and bridging loans. We do not arrange unsecured business loans, and we do not arrange buy-to-let mortgages on residential property, so if that is what your deal needs we will say so and point you elsewhere rather than waste a month finding out.
On eligibility, the property finance question we are asked most in Stratford is what a lender needs before it will commit. For owner-occupied business, two years of filed accounts is the usual minimum, though twelve to eighteen months places comfortably in well-understood sectors. For investment properties the eligibility test is about the tenant, the lease and the cover ratio rather than about you personally. Clean credit for the company and its directors matters throughout, and a full inspection rather than a desktop valuation is worth insisting on, because a thin report can cost five to ten percentage points of LTV. Send us the property market context you already have, the lease or the accounts, and we will tell you which lenders will look at it before you spend anything.
Stratford sold-price data
Live HM Land Registry transaction data for the Stratford local authority area. Use this as market evidence when appraising your scheme or testing GDV assumptions.
Median price
£473K
+1.7% YoY
Transactions (12m)
312
Completed sales
New-build share
2.9%
9 new-build sales
New-build premium
+63.0%
vs existing stock
Median price by property type
Semi-detached
£484K
Terraced
£560K
Flat / Apartment
£400K
Recent transactions
| Date | Postcode | Address | Type | Price |
|---|---|---|---|---|
| 19 May 2026 | E15 1DR | 150, LEYTON ROAD | Terraced | £740K |
| 15 May 2026 | E15 4AB | 21, ELEANOR ROAD | Terraced | £650K |
| 15 May 2026 | E15 1HS | FLAT 102, IBEX HOUSE, 1, FOREST LANE | Flat / Apartment | £345K |
| 6 May 2026 | E15 3HB | 7, CORPORATION STREET | Terraced | £560K |
| 1 May 2026 | E15 3BP | 35, HOLLAND ROAD | Terraced | £595K |
| 1 May 2026 | E15 1HL | 4, ASH ROAD | Terraced | £675K |
| 23 Apr 2026 | E15 2ZF | 25, ARTISAN APARTMENTS, 16, MONTFORD PLA… | Flat / Apartment | £330K |
| 22 Apr 2026 | E15 4HE | 38, HAM PARK ROAD | Terraced | £730K |
Source: HM Land Registry Price Paid Data, E15, E20 postcode districts. Updated 29 May 2026. Residential transactions, PPD category A. Used as a market-temperature gauge for the surrounding area, not as a measure of commercial transaction volume.
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