Green Street West · Newham · Stratford and Bow constituency · 51.53731, 0.02523

E13 0QA— Green Street West, Newham

Location and area intelligence for E13 0QA, Green Street West, Newham

The family fortress

 

Schools 100%Safety 84/100Transport 38/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
84
Schools
100
Transport
38
Environment
82
Investment
51

The bottom line

E13 0QA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E13 0QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for E13 0QA

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

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“The family fortress”

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How E13 0QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Selwyn Primary School

Not yet inspected · Inspected Mar 2025 · 2 min walk

KS2: 108.0

★★★

Secondary

St Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 2 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 16 min walk

12 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
→ Stable

-45% vs borough

Crime by type

Violence & sexual offences30%
Other17%
Anti-social behaviour17%
Vehicle crime13%
Theft12%
Robbery8%
Drug offences2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is 24% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E13 district median

£382,500

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,939/m²
Price per ft²£738/ft²
Avg floor area70 m²

EPC breakdown

B
1%
C
13%
D
13%
E
5%

Based on 32 properties · Confidence: high

Street mix

Semi 19%Terraced 77%Flat 4%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+9%

Total change

+850%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.1%

per year

Acceleration

+48.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached19.2%
Terraced76.9%
Flat/maisonette3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£115k+91.7%3.3
Post-dot-com plateau2001–2003£150k£295k+96.7%2.7
Pre-crash peak2005–2007£198k£250k+26.6%1.5
GFC & correction2010–2010£210k£210k+0%1
Help-to-Buy recovery2015–2015£163k£163k+0%1
Brexit uncertainty2017–2017£480k£480k+0%1
Rate-rise correction2023–2023£419k£419k+0%1
Current market2024–2024£570k£570k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2% alpha

Terraced+2% α
Local
18.6%
District
16.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing12
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
8.1 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
9 min walk
Plaistow Underground StationHammersmith & City · District
11 min walk
Forest Gate Rail StationElizabeth line
17 min walk
Forest GateNational Rail
17 min walk
Wanstead Park Rail StationSuffragette
20 min walk
No bus stops within 400m

39

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria52 min ↑
Waterloo51 min ↑
Canary Wharf ★38 min
City38 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

9

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)209
Nearest car park370m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
640m
🅿️
Queen's Market Car Park
729m

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download446 Mbps
Superfast coverage100%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

0 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

576

Parks (1km)

25

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (333 m)

Nearest supermarketLidl · 688 m
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

NMS Retail549 m
Tariq Halal Meats560 m
Costcutter592 m
SM Food & Wine629 m

Nearby cafes

GT Cafe50 m
Famous Brew Cafe98 m
Secret Kitchen Ltd351 m
Applecart Arts Cafe379 m

Nearby restaurants

Damac Burgers & Shakes65 m
Ribeye135 m
Jumbo Grill & Pizza158 m
KBC Expresso225 m

Nearby pubs

The Lamb333 m
The Lord Stanley659 m
The Queens781 m
The Black Lion803 m

Nearby gyms

Gym Spot454 m
Newham Boys Amateur Boxing Club492 m
Old Spotted Dog Ground604 m
Upton Town Snooker & American Pool671 m

Nearby pharmacies

Rohpharm Pharmacy808 m
Daystar Pharmacy867 m
Mansons Pharmacy1.1 km

Nearby health

Green Street Dental Practice564 m
Upton Park Dentalcare682 m
Grove Dental Practice697 m
The Project Surgery705 m
Food hygiene (5-star)37% of 96

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

A TO Z HALAL MEAT LIMITED
A TO Z MEAT SUPPLIERS LTD
BANGLA STORE A TO Z LTD
BARIIS & HILIB LTD
BOITHOKRESTAURANT LIMITED

+6 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

43.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,317m
Crossrail 2 route7,071m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,745 nationally

2,549

Est. population

14,490/km²

52%

Employed

34%

Degree educated

£39,400

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

36

Community stability

Age profile

27%
22%
25%
14%
Under 1827%
18–3422%
35–4925%
50–6414%
65+11%

Tenure

20%
17%
39%
23%
Own outright20%
Own (mortgage)17%
Private rent39%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

65%
White British6%
White Other10%
Asian65%
Black12%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine22%
No car household48%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent39%
Social rent23%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
14
Local approval rate
96%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
74
Largest scheme
106 homes · Brooks Road Estate, 2-64 & 1-23, Brooks Road Estate, 2-64 & 1-23, Stratford Road, South of 11-21 & 35-45 Pelly Road, Bates & Smith Points, Plaistow, E13 0NB
Pipeline pressure
NONE

Named schemes (500m)

The Upton Centre, Claude Road, Upton Park, E13 0QB65 homes
completed
48 - 50, 48 - 50, Plashet Road, Plaistow, E13 0PZ26 homes
completed
THE FRANCISCAN FRIARY, 58, THE FRANCISCAN FRIARY, 58, ST ANTHONYS ROAD, E7 9QB22 homes
completed
ST ANTONYS HALL, ST ANTONYS HALL, LANCASTER ROAD, E7 9QB21 homes
completed
FORMER WILLIAM KUHN LODGE, FORMER WILLIAM KUHN LODGE, BOLEYN ROAD, E7 9QG20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.3%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Lewis Gordon GodfreyLabour and Co-operative Party
Mumtaz KhanLabour and Co-operative Party
Amar VirdeeLabour and Co-operative Party

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Key facts for E13 0QA

Full postcodeE13 0QA
Postcode districtE13
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.537311
Longitude0.025228
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
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Ofcom
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