Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54761, -0.01249

E20 1FL— Stratford Olympic Park, Newham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 88/100Transport 54/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Standout strength: safety

Liveability
83
Safety
88
Schools
60
Transport
54
Environment
96
Investment
45

The bottom line

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

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Location

E20 1FL

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-67.0% vs London avg

Deep-dive guides for E20 1FL

🛡️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 1FL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mossbourne Riverside Academy

Not yet inspected · 9 min walk

KS2: 107.8

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 22 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

21.7 incidents per 1,000 residents

Better than 85% of London
→ Stable

-76% vs borough

Crime by type

Anti-social behaviour26%
Other26%
Violence & sexual offences18%
Drug offences12%
Theft6%
Robbery6%
Burglary6%
Vehicle crime0%

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: Leyton Fire Station · 1.8km

Crime is 67% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,333/m²
Price per ft²£774/ft²
Avg floor area67.8 m²

EPC breakdown

B
53%
C
2%

Based on 55 properties · Confidence: high

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£169,500
Rebuild cost per m²£2,500/m²

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

Construction era2009
WallsAverage thermal transmittance 0.26 W/m²K
Roof(other premises 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

2017–2025 · CAGR

+10.1%

Total change

+116%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

+2.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£258k£520k+101.9%1
Current market2024–2025£530k£555k+4.7%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stratford International DLR StationDLR line
3.9 min walk
Stratford International

Nearby stations

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

64

Walkability score

543

Footpaths (500m)

9

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge38 min ↑
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf ★34 min
City35 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

12

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)6039
Nearest car park272m
Santander docks (800m)9
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Car Park A (Yellow)1600 spaces· yes
433m
🅿️
Stratford International Station Car Park850 spaces· yes
490m
🅿️
Car Park C (Purple)2000 spaces· yes
607m
🅿️
Car Park B (Green)1400 spaces· yes
620m

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: 5.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.7 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

5 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalJohn Howard Centre · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

335

Parks (1km)

46

Restaurants (800m)

37

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

21

Sports (1km)

5

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 574 m
8 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)

423m

Post office

Nearby shops

Nisa79 m
Refill Therapy105 m
Doufu107 m
Appetite London147 m

Nearby cafes

Signorelli96 m
Ginger & Mint97 m
Suela Cafe Bistro108 m
Brew Street Cafe & Bar at Timber Lodge180 m

Nearby restaurants

Darkhorse124 m
Bamboo Mat153 m
Bobo & Wild186 m
Eggslut208 m

Nearby pubs

Tina We Salute You133 m
Mother Kelly's E20181 m
Mezzanine432 m
Tap East469 m

Nearby gyms

LevelOut Reformer Pilates124 m
The Gym253 m
Duffy Boxing578 m
The Body People599 m

Nearby pharmacies

Salus Pharmacy524 m
Asda948 m

Nearby health

My E20 Dentist177 m
Stratford Donor Centre339 m
Liberty Bridge Road Practice498 m
Student Dental Clinic512 m
Food hygiene (5-star)64% of 165

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
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

ABDISIGN LTD
ALMADA GLOBAL LTD
ALMADA GLOBAL VENDING LTD
ATMECORE LTD
GILROY BUILDING SERVICES LTD

+3 more

Investment

Investment grade, yield and market outlook

45

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 score37/100
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

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

84.5

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,989m
Crossrail 2 route4,367m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,471 nationally

1,565

Est. population

30,000/km²

80%

Employed

73%

Degree educated

1.2%

Claimant rate

Inner cityVery high densityYoung professionals

13

Community stability

Age profile

16%
60%
19%
Under 1816%
18–3460%
35–4919%
50–645%
65+1%

Tenure

69%
21%
Own outright2%
Own (mortgage)5%
Private rent69%
Social rent21%
Shared ownership3%
Rent free0%

Ethnicity

29%
22%
23%
White British29%
White Other22%
Asian23%
Black13%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine7%
No car household72%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent69%
Social rent21%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
16
Local approval rate
88%
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)
1080
Largest scheme
700 homes · Stratford Waterfront, Stratford Waterfront, Stratford Waterfront, Stratford, E20
Pipeline pressure
NONE

Named schemes (500m)

Zone 5, Plot N06, East Village, Zone 5, Plot N06, East Village, Olympic Park Avenue, Anthems Way, E15524 homes
completed
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
Zones 5, Plot N07 west of, Zones 5, Plot N07 west of, North Avenue, Stratford, E15318 homes
completed
Plot N02 Zone 5, West of, Plot N02 Zone 5, West of, North Avenue, Stratford, E15298 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 1FL

Full postcodeE20 1FL
Postcode districtE20
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.547605
Longitude-0.012493
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
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