Green Street West · Newham · Stratford and Bow constituency · 51.53664, 0.02787

E13 0RF— Green Street West, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 45/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
95
Transport
45
Environment
82
Investment
55

The bottom line

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

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Location

E13 0RF

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 0RF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E13 0RF 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 Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 4 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 9 min walk

11 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 · 1.8km

Crime is 37% below London average

Property

2 Jul

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£6,923/m²
Price per ft²£643/ft²
Avg floor area80.7 m²

EPC breakdown

C
12%
D
22%
E
7%

Based on 41 properties · Confidence: high

Street mix

Semi 5%Terraced 35%Flat 51%Other 9%

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£201,750
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)
Roof(another dwelling above)
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

1997–2025 · CAGR

+7.6%

Total change

+683%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.0%

per year

Acceleration

+49.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached5.9%
Terraced38.2%
Flat/maisonette55.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£69k£60k-13.1%2
Post-dot-com plateau2001–2004£170k£137k-19.4%2.8
Pre-crash peak2005–2007£260k£223k-14.1%1.5
GFC & correction2008–2011£250k£155k-38%1
Help-to-Buy recovery2014–2015£183k£345k+89%1.5
Brexit uncertainty2017–2019£330k£225k-31.8%2
Pandemic surge2020–2020£388k£388k+0%1
Rate-rise correction2022–2023£383k£370k-3.4%1
Current market2025–2025£540k£540k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Weakest performer

Flat/maisonette

-1.8% alpha

Terraced-1.4% α
Local
24%
District
25.4%
Flat/maisonette-1.8% α
Local
7.2%
District
9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
5.7 min walk
Forest Gate

Nearby stations

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

42

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

2.3 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)

4

EV chargers (800m)

Total spaces (800m)201
Nearest car park495m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
500m
🅿️
Queen's Market Car Park
532m

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: 7.3 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 67%
More green space than 99% 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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

2 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 1.6 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

539

Parks (1km)

37

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (460 m)

Nearest supermarketLidl · 495 m
8 tennis courts3 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)

1.2km

Post office

Nearby shops

NMS Retail351 m
Tariq Halal Meats435 m
New Corner Halal Meat553 m
Upton Food and Wine555 m

Nearby cafes

Famous Brew Cafe120 m
GT Cafe155 m
Secret Kitchen Ltd205 m
Joughnut227 m

Nearby restaurants

Jumbo Grill & Pizza70 m
Ribeye77 m
KBC Expresso87 m
Damac Burgers & Shakes146 m

Nearby pubs

The Lamb460 m
The Lord Stanley578 m
The Queens583 m
The Black Lion790 m

Nearby gyms

Gym Spot301 m
Newham Boys Amateur Boxing Club447 m
Upton Town Snooker & American Pool481 m
The Compound687 m

Nearby pharmacies

Daystar Pharmacy822 m
Rohpharm Pharmacy865 m

Nearby health

Green Street Dental Practice449 m
Upton Park Dentalcare486 m
Grove Dental Practice521 m
The Project Surgery766 m
Food hygiene (5-star)25% of 182

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AURA CLEANING OPS LTD
BAFRANK VENTURES LTD
CRUNCHLORE LTD
DENTON GODDARD LTD
MIRAI PROPERTY GROUP LTD

+4 more

Investment

Investment grade, yield and market outlook

55

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 score24/100
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

54.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,340m
Crossrail 2 route7,262m

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)
18
Local approval rate
93%
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)
81
Largest scheme
65 homes · The Upton Centre, Claude Road, Upton Park, E13 0QB
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 0RF

Full postcodeE13 0RF
Postcode districtE13
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.536636
Longitude0.027866
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