Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54782, -0.00640

E20 1AS— Stratford Olympic Park, Newham

Location and area intelligence for E20 1AS, Stratford Olympic Park, Newham

The family fortress

 

Top 5% LondonSchools 100%Safety 75/100Transport 68/100Low yield 2.59%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
81
Safety
75
Schools
90
Transport
68
Environment
96
Investment
57

The bottom line

E20 1AS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Young professionals.

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Location

E20 1AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+52.0% vs London avg

Deep-dive guides for E20 1AS

🛡️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🍕 Buzzing

“The family fortress”

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How E20 1AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colegrave Primary School

Not yet inspected · 7 min walk

KS2: 106.1

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 14 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 5 min walk

3 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

99.0 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+10% vs borough

Crime by type

Other34%
Violence & sexual offences17%
Anti-social behaviour13%
Burglary11%
Theft9%
Drug offences7%
Vehicle crime6%
Robbery5%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area124.7 m²

EPC breakdown

B
11%
C
3%

Based on 14 properties · Confidence: medium

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 yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£311,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Stratford International DLR StationDLR line
4.3 min walk
Stratford International

Nearby stations

Stratford International DLR StationDLR
5 min walk
Stratford InternationalNational Rail
5 min walk
Stratford (London) Rail StationGreater Anglia · c2c
9 min walk
Stratford Underground StationJubilee · Central
9 min walk
Stratford DLR StationDLR
9 min walk
No bus stops within 400m

73

Walkability score

549

Footpaths (500m)

6

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria43 min ↑
Waterloo43 min ↑
Canary Wharf ★29 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

22

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)6771
Nearest car park111m
Santander docks (800m)6
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Stratford International Station Car Park850 spaces· yes
283m
🅿️
Car Park C (Purple)2000 spaces· yes
452m
🅿️
Car Park A (Yellow)1600 spaces· yes
501m
🅿️
Car Park B (Green)1400 spaces· yes
545m
🅿️
Stratford Centre Car Park675 spaces· yes
747m

Connectivity

Broadband and mobile coverage

90%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed466 Mbps
Median download444 Mbps
Superfast coverage90%
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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield849.1 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

0 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

693

Parks (1km)

85

Restaurants (800m)

42

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

18

Sports (1km)

3

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 220 m
2 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

45m

Post office

Nearby shops

Sainsbury's Local145 m
Bakehouse by Signorelli145 m
Grappelli Food Hall194 m
Appetite London298 m

Nearby cafes

Hermanos Colombian Coffee Roasters199 m
El Cafecito255 m
Bridget's Cafe298 m
Ginger & Mint335 m

Nearby restaurants

Santi Restaurant Pizzeria201 m
The Fat Crab212 m
Eggslut231 m
Bamboo Mat273 m

Nearby pubs

Mother Kelly's E20250 m
Mezzanine299 m
The Eagle340 m
Prosecco Caffè446 m

Nearby gyms

The Gym172 m
More Yoga208 m
Anytime Fitness239 m
LevelOut Reformer Pilates464 m

Nearby pharmacies

Salus Pharmacy123 m
Boots786 m
Osbon Pharmacy820 m
Asda915 m

Nearby health

Liberty Bridge Road Practice101 m
Student Dental Clinic114 m
East Village Dental188 m
Dorset Place Dental Practice347 m
Food hygiene (5-star)56% of 195

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BAN BE LIMITED
LOCKNLOAD LIMITED
REGENCY BEAUTY LONDON LIMITED
SIU MEI LIMITED

Investment

Investment grade, yield and market outlook

57

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score42/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

75.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,224m
Crossrail 2 route4,787m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,929 nationally

1,536

Est. population

30,000/km²

76%

Employed

71%

Degree educated

3.6%

Claimant rate

Inner cityVery high densityYoung professionals

15

Community stability

Age profile

18%
54%
20%
Under 1819%
18–3455%
35–4920%
50–646%
65+1%

Tenure

58%
27%
Own outright0%
Own (mortgage)5%
Private rent59%
Social rent27%
Shared ownership10%
Rent free0%

Ethnicity

25%
18%
25%
20%
White British25%
White Other18%
Asian25%
Black20%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household72%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent58%
Social rent27%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
22
Local approval rate
95%
Borough approval rate
76%
Historic landfill (400m)
2
Opportunity area
Olympic Legacy
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
536
Largest scheme
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
Pipeline pressure
NONE

Named schemes (500m)

Land West Of, Land West Of, Celebration Avenue, And North East Of Victory Park,, Stratford City, E20481 homes
completed
Bus Layover Site, International Way, Stratford, E20 1YY380 homes
completed
North of Stratford Int. Stn. Zone 4, Plot N15, east of, North of Stratford Int. Stn. Zone 4, Plot N15, east of, North Avenue, South of Henrietta Street, E15298 homes
completed
Zone 5 Plot, N03 west of, Zone 5 Plot, N03 west of, North Avenue, Stratford, E15297 homes
completed
Zone 5, Plot No, 4, west of, Zone 5, Plot No, 4, west of, Crescent Park, East of Long Park, Stratford, E15290 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
27.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Nate HigginsGreen
Danny KeelingGreen

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Key facts for E20 1AS

Full postcodeE20 1AS
Postcode districtE20
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.547817
Longitude-0.006397
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