Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54753, -0.00465

E20 1BE— Stratford Olympic Park, Newham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 78/100Transport 67/100Low yield 2.59%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
81
Safety
78
Schools
90
Transport
67
Environment
75
Investment
57

The bottom line

E20 1BE 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 1BE

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+22.0% vs London avg

Deep-dive guides for E20 1BE

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E20 1BE 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 · 6 min walk

KS2: 106.1

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 12 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 4 min walk

4 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.2 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

-12% vs borough

Crime by type

Other38%
Violence & sexual offences19%
Anti-social behaviour13%
Burglary10%
Vehicle crime7%
Drug offences6%
Theft5%
Robbery1%

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 +22% above London average

Property

Prices, sales volume and market trends

Avg floor area102.5 m²

EPC breakdown

B
1%
C
1%

Based on 2 properties · Confidence: very_low

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£256,250
Rebuild cost per m²£2,500/m²

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

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 77% of London
Stratford International DLR StationDLR line
5.1 min walk
Stratford International

Nearby stations

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

74

Walkability score

541

Footpaths (500m)

6

Santander docks (800m)

0.4 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

25

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)6776
Nearest car park110m
Santander docks (800m)6
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Stratford International Station Car Park850 spaces· yes
282m
🅿️
Car Park C (Purple)2000 spaces· yes
435m
🅿️
Car Park B (Green)1400 spaces· yes
545m
🅿️
Car Park A (Yellow)1600 spaces· yes
550m
🅿️
Stratford Centre Car Park675 spaces· yes
665m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 10%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

2 min walk

72%

Recommend GP

72%

Overall GP experience

15

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.4 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

928

Parks (1km)

85

Restaurants (800m)

41

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 146 m
2 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)

2

Cinemas (2km)

148m

Post office

Nearby shops

Grappelli Food Hall252 m
Sainsbury's Local266 m
Bakehouse by Signorelli271 m
Major Express341 m

Nearby cafes

Hermanos Colombian Coffee Roasters265 m
El Cafecito296 m
Drapers Cafe397 m
Bridget's Cafe412 m

Nearby restaurants

Kotkin319 m
Santi Restaurant Pizzeria326 m
The Stratford Brasserie334 m
The Fat Crab337 m

Nearby pubs

The Eagle258 m
Mezzanine326 m
Mother Kelly's E20375 m
Prosecco Caffè460 m

Nearby gyms

More Yoga148 m
Anytime Fitness167 m
The Gym295 m
CorePower Yoga442 m

Nearby pharmacies

Salus Pharmacy120 m
Yemi Pharmacy692 m
Boots705 m
Osbon Pharmacy731 m

Nearby health

Student Dental Clinic123 m
Liberty Bridge Road Practice124 m
East Village Dental135 m
Dorset Place Dental Practice223 m
Food hygiene (5-star)57% of 199

Business

Local businesses registered here

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

High street

E

High street health

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 score43/100
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

77.3

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 route8,258m
Crossrail 2 route4,910m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,174 nationally

1,704

Est. population

30,000/km²

80%

Employed

71%

Degree educated

3.0%

Claimant rate

Inner cityVery high densityYoung professionals

17

Community stability

Age profile

20%
54%
20%
Under 1820%
18–3454%
35–4920%
50–645%
65+1%

Tenure

56%
35%
Own outright0%
Own (mortgage)3%
Private rent56%
Social rent35%
Shared ownership5%

Ethnicity

27%
21%
22%
18%
White British27%
White Other21%
Asian22%
Black18%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household68%
Unemployed4%
No qualifications5%

Housing tenure (Census 2021)

Private rent56%
Social rent35%

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)
20
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
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
Zones 4 & 5 Plot N10, East of, Zones 4 & 5 Plot N10, East of, North Avenue, West of Henrietta Street, Stratford, E15281 homes
completed
Plot 24, south of, Plot 24, south of, North Loop Road, Stratford, E15248 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 1BE

Full postcodeE20 1BE
Postcode districtE20
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.547526
Longitude-0.004650
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