Green Street West · Newham · Stratford and Bow constituency · 51.53734, 0.03082

E13 0QS— Green Street West, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 56/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
80
Schools
95
Transport
56
Environment
69
Investment
64

The bottom line

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

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Location

E13 0QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.2% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E13 0QS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E13 0QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Upton Cross Primary School

Good · Inspected Feb 2020 · 3 min walk

KS2: 104.2

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 7 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-20% vs borough

Crime by type

Other29%
Theft21%
Anti-social behaviour16%
Violence & sexual offences13%
Vehicle crime8%
Drug offences7%
Robbery3%
Burglary2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.8km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,231/m²
Price per ft²£486/ft²
Avg floor area72.9 m²

EPC breakdown

C
9%
D
24%
E
6%

Based on 39 properties · Confidence: high

Street mix

Semi 3%Terraced 44%Flat 53%

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£182,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+445%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

-26.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced45.2%
Flat/maisonette51.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£85k+18.9%1
Post-dot-com plateau2002–2004£165k£251k+52.3%1.7
Pre-crash peak2005–2007£278k£300k+8.1%1.5
GFC & correction2008–2008£241k£241k+0%2
Help-to-Buy recovery2014–2015£160k£276k+72.7%5.5
Brexit uncertainty2017–2017£322k£322k+0%1
Pandemic surge2021–2021£348k£348k+0%2
Rate-rise correction2023–2023£275k£275k+0%1
Current market2024–2026£235k£390k+66%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Weakest performer

Terraced

-3.6% alpha

Flat/maisonette+2.1% α
Local
11.7%
District
9.6%
Terraced-3.6% α
Local
1.8%
District
5.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
5 min walk
Plaistow Underground StationHammersmith & City · District
14 min walk
Forest Gate Rail StationElizabeth line
18 min walk
Forest GateNational Rail
18 min walk
East Ham Underground StationDistrict · Hammersmith & City
18 min walk
No bus stops within 400m

58

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf ★31 min
City31 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

7

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)201
Nearest car park285m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
285m
🅿️
Queen's Market Car Park
420m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 31%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

LUCAS AVENUE PRACTICE

1A LUCAS AVENUE, PLAISTOW, E13 0QP

1 min walk

67%

Recommend GP

67%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

460

Parks (1km)

90

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Queens (456 m)

Nearest supermarketLidl · 320 m
1 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)

922m

Post office

Nearby shops

Tariq Halal Meats235 m
NMS Retail256 m
Upton Food and Wine400 m
New Corner Halal Meat412 m

Nearby cafes

Joughnut33 m
Secret Kitchen Ltd60 m
Pravalia Casa Buna160 m
Waffle Paradise Cafe221 m

Nearby restaurants

New Pizza Bite & Grill32 m
Spice Hut72 m
KBC Expresso163 m
R D Dabeli170 m

Nearby pubs

The Queens456 m
The Lamb679 m
The Lord Stanley708 m
The Boleyn913 m

Nearby gyms

Gym Spot87 m
Upton Town Snooker & American Pool294 m
Newham Boys Amateur Boxing Club616 m
The Compound780 m

Nearby pharmacies

Akro Pharmacy748 m
Daystar Pharmacy970 m

Nearby health

Green Street Dental Practice257 m
Grove Dental Practice309 m
Upton Park Dentalcare330 m
Katherine Dental Care728 m
Food hygiene (5-star)19% of 281

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
18
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AA88 LTD
AMAZE SELLING LTD
BINARYBYTE LIMITED
BIRYANI HOUSE LONDON LTD
BRASSIQUE LTD

+15 more

Investment

Investment grade, yield and market outlook

64

Investment score

Good

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

55.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,507m
Crossrail 2 route7,455m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,603 nationally

2,465

Est. population

30,000/km²

60%

Employed

36%

Degree educated

£39,400

Median income

6.4%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

26%
24%
32%
Under 1826%
18–3424%
35–4932%
50–6411%
65+7%

Tenure

26%
51%
Own outright26%
Own (mortgage)12%
Private rent51%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

78%
White British3%
White Other9%
Asian78%
Black4%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine23%
No car household55%
Unemployed9%
No qualifications23%

Housing tenure (Census 2021)

Private rent51%
Social rent11%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
21
Local approval rate
90%
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)
80
Largest scheme
65 homes · The Upton Centre, Claude Road, Upton Park, E13 0QB
Pipeline pressure
NONE

Named schemes (500m)

FORMER WILLIAM KUHN LODGE, FORMER WILLIAM KUHN LODGE, BOLEYN ROAD, E7 9QG20 homes
completed
PRINCE OF WALES PUBLIC HOUSE & LAND ADJ., 35, PRINCE OF WALES PUBLIC HOUSE & LAND ADJ., 35, PRINCES TERRACE, E1316 homes
completed
386-388, 386-388, Green Street, Plaistow, E13 9AP13 homes
completed
222-226, 222-226, Green Street, Forest Gate, E7 8LE11 homes
completed
15-15A, 15-15A, Belton Road, E7 9PF11 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 0QS

Full postcodeE13 0QS
Postcode districtE13
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.537340
Longitude0.030824
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
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey