Green Street West · Newham · Stratford and Bow constituency · 51.53533, 0.03381

E13 0SQ— Green Street West, Newham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 60/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
80
Schools
90
Transport
60
Environment
68
Investment
62

The bottom line

E13 0SQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E13 0SQ

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 0SQ

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E13 0SQ 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 · 3 min walk

KS2: 104.2

—

Secondary

Lister Community School

Not yet inspected · 7 min walk

P8: -0.28A8: 45.6

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 · 5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.6km

Crime is +12% above 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£7,426/m²
Price per ft²£690/ft²
Avg floor area69.2 m²

EPC breakdown

B
5%
C
34%
D
35%
E
9%
F
1%
G
3%

Based on 87 properties · Confidence: high

Street mix

Semi 11%Terraced 61%Flat 27%

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£173,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.9%

Total change

+683%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-2.63

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached12.2%
Terraced61%
Flat/maisonette26.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£120k+86.4%2.2
Post-dot-com plateau2001–2004£112k£236k+110.7%2.2
Pre-crash peak2005–2007£230k£165k-28.3%5.5
Help-to-Buy recovery2014–2015£320k£135k-57.8%1.5
Brexit uncertainty2017–2019£747k£325k-56.5%1.5
Pandemic surge2021–2021£483k£483k+0%2
Rate-rise correction2022–2022£500k£500k+0%1
Current market2026–2026£505k£505k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
8.3%
District
8.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing11
Trend Position75

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
0.4 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
1 min walk
Plaistow Underground StationHammersmith & City · District
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
16 min walk
Forest Gate Rail StationElizabeth line
21 min walk
Forest GateNational Rail
21 min walk
No bus stops within 400m

66

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

2.6 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

5

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)177
Nearest car park118m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Queen's Market Car Park
118m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
398m

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 waterLOW
Low
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: 7.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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

PLASHET ROAD MEDICAL CENTRE

152 PLASHET ROAD, UPTON PARK, PLAISTOW, E13 0QT

3 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.3 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

321

Parks (1km)

84

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

8

Convenience

Nearest supermarketLidl · 111 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

631m

Post office

Nearby shops

NMS Retail96 m
New Corner Halal Meat116 m
Upton Food and Wine123 m
Valencia142 m

Nearby cafes

Euro Coffee London153 m
Sabrin's184 m
The Chaap Factory189 m
Funky Sweet And Savoury206 m

Nearby restaurants

Greggs106 m
Queen Fish N Chips112 m
Subway119 m
KFC134 m

Nearby pubs

The Queens152 m
The Boleyn614 m
The Lord Stanley645 m

Nearby gyms

Upton Town Snooker & American Pool140 m
Gym Spot322 m
UK Fitness Club594 m
Newham Boys Amateur Boxing Club635 m

Nearby pharmacies

Plashet Pharmacy677 m
Shrewsbury Pharmacy & Clinic799 m
Akro Pharmacy862 m
Daystar Pharmacy907 m

Nearby health

Upton Park Dentalcare66 m
Grove Dental Practice252 m
Green Street Dental Practice453 m
Shrewsbury Road Surgery818 m
Food hygiene (5-star)20% of 271

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

A J CONTRACTIONS LTD
AAYAN CONSTRUCTIONS UK LIMITED
ALPHA GLOBAL ENTERPRISES LTD
BANGLA AGRICULTURE MINISTER SB LTD
DELTA P ENGINEERING LIMITED

+8 more

Investment

Investment grade, yield and market outlook

62

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

53.7

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,410m
Crossrail 2 route7,692m

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
Planning apps (12 months)
36
Planning apps (3 years)
19
Local approval rate
92%
Borough approval rate
76%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
979
Largest scheme
842 homes · West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ
Pipeline pressure
NONE

Named schemes (500m)

JAMES SINCLAIR POINT, JAMES SINCLAIR POINT, ROCHESTER AVENUE, E730 homes
completed
20, 20, SELSDON ROAD, E13 9BX30 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
198, 198, NEVILLE ROAD, E7 9QN10 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 0SQ

Full postcodeE13 0SQ
Postcode districtE13
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.535328
Longitude0.033806
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