Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54700, -0.00606

E20 1AZ— Stratford Olympic Park, Newham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 75/100Transport 69/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
81
Safety
75
Schools
90
Transport
69
Environment
96
Investment
47

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E20 1AZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E20 1AZ meets your needs.

Location

E20 1AZ

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 1AZ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E20 1AZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How E20 1AZ 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 · 13 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 13 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E20 district median

£742,500

Based on 34 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£5,474/m²
Price per ft²£509/ft²
Avg floor area61.4 m²

EPC breakdown

B
13%
C
5%

Based on 18 properties · Confidence: medium

Street mix

Flat 100%

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 yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£153,500
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
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

Price Trajectory

2017–2026 · CAGR

+3%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

+12.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£264k£296k+12.1%1.5
Rate-rise correction2022–2023£345k£443k+28.6%2.5
Current market2024–2026£434k£345k-20.5%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.4% alpha

Flat/maisonette+8.4% α
Local
6.6%
District
-1.8%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Stratford International DLR StationDLR line
3.8 min walk
Stratford International

Nearby stations

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

76

Walkability score

613

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

20

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)6771
Nearest car park173m
Santander docks (800m)6
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Stratford International Station Car Park850 spaces· yes
195m
🅿️
Car Park C (Purple)2000 spaces· yes
362m
🅿️
Car Park A (Yellow)1600 spaces· yes
441m
🅿️
Car Park B (Green)1400 spaces· yes
460m
🅿️
Stratford Centre Car Park675 spaces· yes
657m

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: 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: 37%
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

1 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 · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

701

Parks (1km)

84

Restaurants (800m)

42

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

11

Gyms (1km)

19

Sports (1km)

4

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 138 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)

138m

Post office

Nearby shops

Grappelli Food Hall139 m
Sainsbury's Local184 m
Bakehouse by Signorelli209 m
Appetite London311 m

Nearby cafes

Hermanos Colombian Coffee Roasters151 m
El Cafecito187 m
Love Coffee312 m
Costa340 m

Nearby restaurants

Kotkin215 m
The Stratford Brasserie228 m
Kokin Restaurant233 m
La Gelateria269 m

Nearby pubs

Mezzanine223 m
Mother Kelly's E20296 m
Prosecco Caffè366 m
The Eagle370 m

Nearby gyms

The Gym216 m
More Yoga250 m
Anytime Fitness274 m
LevelOut Reformer Pilates467 m

Nearby pharmacies

Salus Pharmacy186 m
Boots695 m
Osbon Pharmacy731 m
Yemi Pharmacy768 m

Nearby health

East Village Dental101 m
Liberty Bridge Road Practice174 m
Student Dental Clinic182 m
Dorset Place Dental Practice300 m
Food hygiene (5-star)61% of 198

Business

Local businesses registered here

Active businesses
7
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

A

High street health

Registered businesses

ARBOR+CO LTD
BIGGS SERVICES LTD
MILK AND HONEY COLLECTIVE LTD
MUNIMAC DESIGNS AND DECOR LTD
RACHEL EVANS EXECUTIVE SERVICES LIMITED

+2 more

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

88

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,158m
Crossrail 2 route4,816m

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)
21
Local approval rate
95%
Borough approval rate
76%
Historic landfill (400m)
1
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
Chobham Farm Zone 4, Chobham Farm Zone 4, Leyton Road, Penny Brookes Street, Stratford, E20471 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 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

Live in E20 1AZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E20 1AZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E20 1AZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E20 1AZ

Full postcodeE20 1AZ
Postcode districtE20
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.547002
Longitude-0.006058
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