Stratford Olympic Park · Newham · Stratford and Bow constituency · 51.54129, -0.00805

E20 1HW— Stratford Olympic Park, Newham

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

City living at its best

 

Top 5% LondonSchools 100%Safety 64/100Transport 70/100Low yield 3.43%

Best for: Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
79
Safety
64
Schools
60
Transport
70
Environment
96
Investment
50

The bottom line

E20 1HW offers exceptional schools (100% Good/Outstanding), fast broadband, good transport links and a green environment at £559,000 median — strong value for Commuters and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E20 1HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+7.5% vs London avg
vs London crime+156.0% vs London avg

Deep-dive guides for E20 1HW

🛡️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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“City living at its best”

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How E20 1HW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Carpenters Primary School

Not yet inspected · Inspected Apr 2025 · 7 min walk

KS2: 105.4

—

Secondary

Harris Science Academy East London

Not yet inspected · Inspected Apr 2025 · 20 min walk

P8: +0.11A8: 53.4

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

166.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+84% vs borough

Crime by type

Other39%
Violence & sexual offences13%
Theft11%
Anti-social behaviour10%
Vehicle crime7%
Robbery7%
Drug offences6%
Burglary6%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is +156% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£559,000

Median sale price

Above London median by 8%

£559,000 is 8% above the London median (£520,000)

-8.2%

This year

Flat

Dominant type

Price history

5-year change
+18.2%
Sales (24 months)6
New build0.0%
Avg flat£559,000
Price per m²£9,286/m²
Price per ft²£863/ft²
Avg floor area60.2 m²

EPC breakdown

B
73%

Based on 73 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

Stamp duty

Standard buyer£15,450
First-time buyerFTB
£6,700
Additional propertyBTL/2nd
£32,220

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£2,796/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£150,500
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.00 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+3.7%

Total change

+39%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.1%

per year

Acceleration

+73.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 89 sales

Property Type Mix

Total: 89 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£460k£750k+63%38.5
Pandemic surge2020–2021£658k£473k-28.2%1.5
Rate-rise correction2023–2023£508k£508k+0%3
Current market2024–2026£698k£640k-8.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.9% alpha

Flat/maisonette-3.9% α
Local
0%
District
3.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 81% of London
Stratford DLR StationDLR line
3.1 min walk
Stratford International

Nearby stations

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

68

Walkability score

583

Footpaths (500m)

6

Santander docks (800m)

0.2 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

23

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)6797
Nearest car park186m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Car Park B (Green)1400 spaces· yes
191m
🅿️
Car Park C (Purple)2000 spaces· yes
300m
🅿️
Car Park A (Yellow)1600 spaces· yes
335m
🅿️
Stratford International Station Car Park850 spaces· yes
456m
🅿️
Stratford Centre Car Park675 spaces· yes
488m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

CARPENTERS PRACTICE

236-252 HIGH STREET, STRATFORD, E15 2JA

7 min walk

47%

Recommend GP

47%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalJohn Howard Centre · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

396

Parks (1km)

82

Restaurants (800m)

55

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

28

Sports (1km)

6

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 601 m
4 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

778m

Post office

Nearby shops

Love Curros London170 m
Lady Waffle176 m
Crack Cookies212 m
Gail's224 m

Nearby cafes

Heavenly Desserts60 m
Signorelli119 m
Colicci175 m
Bubbleology179 m

Nearby restaurants

Tonkotsu61 m
Pret A Manger96 m
Cabana107 m
itsu119 m

Nearby pubs

The Cow94 m
Heineken Sports Bar112 m
The Bat and Ball133 m
Park Kitchen & Bar289 m

Nearby gyms

Gymbox112 m
Competition Pool217 m
Diving Pool218 m
Training Pool222 m

Nearby pharmacies

Boots493 m
Osbon Pharmacy565 m
Salus Pharmacy835 m

Nearby health

Stratford Donor Centre472 m
Carpenters Practice555 m
InHealth Diagnostic Centre557 m
East Village Dental599 m
Food hygiene (5-star)64% of 204

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

THE SQUARE AGENCY LTD
YAKUP ALALUF LTD

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score53/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

93.1

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,541m
Crossrail 2 route4,724m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,894 nationally

2,045

Est. population

15,742/km²

63%

Employed

71%

Degree educated

2.4%

Claimant rate

Inner cityVery high densityYoung professionals

19

Community stability

Age profile

17%
62%
16%
Under 1817%
18–3462%
35–4916%
50–644%
65+1%

Tenure

58%
21%
Own outright4%
Own (mortgage)11%
Private rent58%
Social rent21%
Shared ownership7%

Ethnicity

30%
19%
30%
White British30%
White Other19%
Asian30%
Black10%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine4%
No car household71%
Unemployed7%
No qualifications6%

Housing tenure (Census 2021)

Private rent58%
Social rent21%

vs. London

Price vs London+7.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
32
Local approval rate
84%
Borough approval rate
76%
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
1224 homes · Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ
Pipeline pressure
NONE

Named schemes (500m)

Cherry Park, Stratford City Zone 1, Westfield Avenue, Montfichet Road, E20 1EJ1224 homes
completed
Bus Layover Site, International Way, Stratford, E20 1YY380 homes
completed
Zone 2, International Square, Zone 2, International Square, Westfield Avenue, Montfichet Road, E15333 homes
completed
Maxmoor House, 40B, Maxmoor House, 40B, Warton Road, Stratford, E15 2JU249 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£559,000)

£15,450

Standard buyer

£6,700

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E20 1HW

Full postcodeE20 1HW
Postcode districtE20
BoroughLondon Borough of Newham
WardStratford Olympic Park
Latitude51.541289
Longitude-0.008052
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