Green Street West · Newham · Stratford and Bow constituency · 51.53557, 0.02887

E13 0RE— Green Street West, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 47/100Yield 5.02%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
69
Safety
84
Schools
90
Transport
47
Environment
82
Investment
72

The bottom line

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

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Location

E13 0RE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for E13 0RE

🛡️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 0RE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Upton Cross Primary School

Good · Inspected Feb 2020 · 1 min walk

KS2: 104.2

—

Secondary

Lister Community School

Not yet inspected · 5 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.0 incidents per 1,000 residents

Better than 70% of London
→ Stable

-55% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour17%
Vehicle crime14%
Drug offences5%
Theft5%
Robbery3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.6km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area93.9 m²

EPC breakdown

C
6%
D
27%
E
4%

Based on 37 properties · Confidence: high

Street mix

Terraced 63%Flat 38%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£234,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+6.6%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-80.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 35 sales

Property Type Mix

Total: 35 sales

Terraced65.7%
Flat/maisonette34.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£61k£93k+53%3
Post-dot-com plateau2001–2004£135k£193k+42.6%1.5
Pre-crash peak2005–2007£126k£323k+156%1.5
GFC & correction2008–2012£190k£250k+31.6%1.2
Help-to-Buy recovery2013–2015£310k£185k-40.3%2
Brexit uncertainty2018–2019£335k£250k-25.4%1.5
Pandemic surge2020–2020£400k£400k+0%2
Rate-rise correction2022–2022£320k£320k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.7% α
Local
17.6%
District
16.9%
Terraced-0.1% α
Local
8.2%
District
8.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

48

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

2.4 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)

5

EV chargers (800m)

Total spaces (800m)201
Nearest car park376m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Queen's Market Car Park
421m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
518m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

2 min walk

67%

Recommend GP

67%

Overall GP experience

7

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

517

Parks (1km)

69

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Lord Stanley (476 m)

Nearest supermarketLidl · 424 m
2 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)

843m

Post office

Nearby shops

NMS Retail249 m
New Corner Halal Meat455 m
Upton Food and Wine466 m
Tariq Halal Meats474 m

Nearby cafes

Applecart Arts Cafe198 m
Famous Brew Cafe256 m
Secret Kitchen Ltd259 m
Joughnut263 m

Nearby restaurants

KBC Expresso197 m
Jumbo Grill & Pizza208 m
Ribeye214 m
New Pizza Bite & Grill268 m

Nearby pubs

The Lord Stanley476 m
The Queens477 m
The Lamb509 m
The Black Lion722 m

Nearby gyms

Gym Spot326 m
Newham Boys Amateur Boxing Club377 m
Upton Town Snooker & American Pool422 m
The Compound567 m

Nearby pharmacies

Daystar Pharmacy733 m
Rohpharm Pharmacy843 m
Akro Pharmacy987 m
Newmans Pharmacy1.1 km

Nearby health

Upton Park Dentalcare402 m
Grove Dental Practice489 m
Green Street Dental Practice496 m
The Project Surgery750 m
Food hygiene (5-star)22% of 190

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

AP CLEANING 2001 LTD
AP CONSTRUCTION 2001 LTD
BBP CLEANING SERVICES LTD
GM1 BUILDERS LTD
M-LINE SERVICES LTD

+4 more

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

51

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,269m
Crossrail 2 route7,350m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,942 nationally

2,586

Est. population

30,000/km²

50%

Employed

38%

Degree educated

£39,400

Median income

5.2%

Claimant rate

Inner cityVery high densityEstablished mixed

38

Community stability

Age profile

23%
35%
20%
Under 1823%
18–3435%
35–4920%
50–6413%
65+10%

Tenure

28%
19%
41%
Own outright28%
Own (mortgage)19%
Private rent41%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

75%
White British5%
White Other8%
Asian75%
Black6%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine20%
No car household44%
Unemployed11%
No qualifications26%

Housing tenure (Census 2021)

Private rent41%
Social rent12%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
15
Local approval rate
89%
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)
83
Largest scheme
169 homes · Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ
Pipeline pressure
NONE

Named schemes (500m)

The Upton Centre, Claude Road, Upton Park, E13 0QB65 homes
completed
20, 20, SELSDON ROAD, E13 9BX30 homes
completed
48 - 50, 48 - 50, Plashet Road, Plaistow, E13 0PZ26 homes
completed
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

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 0RE

Full postcodeE13 0RE
Postcode districtE13
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.535566
Longitude0.028871
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
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