Green Street West · Newham · Stratford and Bow constituency · 51.53675, 0.03450

E13 9AP— Green Street West, Newham

Location and area intelligence for E13 9AP, Green Street West, Newham

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 58/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
100
Transport
58
Environment
68
Investment
62

The bottom line

E13 9AP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E13 9AP

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 9AP

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

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Postcode Personality

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“The practical family move”

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How E13 9AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Stephen's Primary School

Outstanding · Inspected Oct 2023 · 4 min walk

KS2: 110.7

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 9 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 3 min walk

11 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

16

Incidents (1yr)

76

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 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£3,217/m²
Price per ft²£299/ft²
Avg floor area61.3 m²

EPC breakdown

B
5%
C
34%
D
23%
E
9%
G
1%

Based on 72 properties · Confidence: high

Street mix

Terraced 10%Flat 77%Other 13%

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£153,250
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

1996–2025 · CAGR

+1%

Total change

+35%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

-23.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Terraced13%
Flat/maisonette87%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£150k£60k-60.3%1.3
Post-dot-com plateau2001–2004£96k£135k+41.4%2.3
Pre-crash peak2005–2007£125k£185k+48%1
Help-to-Buy recovery2013–2014£192k£120k-37.5%1
Brexit uncertainty2017–2019£218k£176k-19.2%3
Pandemic surge2021–2021£210k£210k+0%1
Current market2025–2025£202k£202k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
5.9%
District
9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
2 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
2 min walk
East Ham Underground StationDistrict · Hammersmith & City
15 min walk
Plaistow Underground StationHammersmith & City · District
17 min walk
Woodgrange Park Rail StationSuffragette
19 min walk
Woodgrange ParkNational Rail
19 min walk
No bus stops within 400m

67

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

2.7 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)177
Nearest car park137m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
240m
🅿️
Queen's Market Car Park
261m

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download432 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: 7.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
Above average green space

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

PLASHET ROAD MEDICAL CENTRE

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

2 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

307

Parks (1km)

86

Restaurants (800m)

21

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

8

Convenience

Nearest supermarketLidl · 85 m
1 tennis courts1 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)

767m

Post office

Nearby shops

Upton Food and Wine178 m
New Corner Halal Meat209 m
NMS Retail219 m
Valencia221 m

Nearby cafes

Sabrin's69 m
The Chaap Factory74 m
Funky Sweet And Savoury89 m
Moon Chai90 m

Nearby restaurants

Dixy Fried Chicken36 m
Daily Fresh Naan42 m
Royal Chicken and Pizza70 m
Spice Hut76 m

Nearby pubs

The Queens263 m
The Boleyn739 m
The Lord Stanley792 m

Nearby gyms

Upton Town Snooker & American Pool42 m
Gym Spot233 m
UK Fitness Club708 m
Newham Boys Amateur Boxing Club756 m

Nearby pharmacies

Plashet Pharmacy565 m
Shrewsbury Pharmacy & Clinic689 m
Akro Pharmacy696 m
Shan Pharmacy1.2 km

Nearby health

Grove Dental Practice90 m
Upton Park Dentalcare131 m
Green Street Dental Practice315 m
Katherine Dental Care667 m
Food hygiene (5-star)19% of 291

Business

Local businesses registered here

Active businesses
46
New (last 12 months)
16
Dissolved (last 12 months)
0
Industry diversity
22
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AARINYA COLLECTIVE LTD
AARK ENTERPRISE LTD
ABDIN ASSOCIATES LIMITED
AFARSH LTD
AJWA CAFE LIMITED

+15 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

62.4

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,573m
Crossrail 2 route7,716m

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)
2
Planning apps (12 months)
35
Planning apps (3 years)
25
Local approval rate
89%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
904
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
386-388, 386-388, Green Street, Plaistow, E13 9AP13 homes
completed
222-226, 222-226, Green Street, Forest Gate, E7 8LE11 homes
completed
198, 198, NEVILLE ROAD, E7 9QN10 homes
completed
340-344, 340-344, Green Street, Upton Park, E13 9AP10 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 9AP

Full postcodeE13 9AP
Postcode districtE13
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.536755
Longitude0.034504
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