Ashford Road
Newham, Greater London, England
Reality check: At £400,000, this is a premium entry point. Strong 20% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 70), 20% 5-year growth.
Workable for families, but noisy/dense environment (35) may concern parents.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but walkability (25) could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 20% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £400,000, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
High flood risk. Specialist insurance likely required. Check Environment Agency flood maps before purchasing.
Flood risk score 20/100. Specialist insurance required. This significantly affects resale value and mortgage options.
How Life Works Here
Ashford Road is located in Newham, near East Ham, Greater London. Crime is around average for the area, with 120 incidents in the past year. The most commonly reported category is violence and sexual offences. Violent offences account for 38% of reported crimes. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus and tram links nearby. The nearest stop (Browning Road (E12)) is 414m away. The median property price is £400,000, with strong growth of 20% over five years. Based on 16 transactions recorded since 2014. Rented accommodation predominates, with larger households suggesting families. There are 22 schools within 2 km, 22 rated Good or Outstanding by Ofsted. 6 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 288m away. This street falls within Flood Zone 3 — a high-risk area for flooding from river and sea sources. Specialist flood insurance and any necessary mitigation should be factored into a purchase decision. This street may particularly suit property investors. Some market indicators point to a cooling trend. Overall, this street scores 54 out of 100 for liveability.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Ashford Road, with detailed information for each.
gyms & sports centres (3)
- Plashet Park Bowling Club 944m · 12 min walk
- East Ham Leisure Centre 1046m · 13 min walk
- The Gym 1602m · 20 min walk
hospitals (3)
- Shrewsbury Community Dental Department 1189m · 15 min walk
- East Ham Care Centre 1230m · 15 min walk
- Newham Talking Therapies 1734m · 22 min walk
libraries (3)
- East Ham Library 905m · 11 min walk
- Manor Park Library 1447m · 18 min walk
- Green Street Library 1856m · 23 min walk
parks & green spaces (3)
- Barking Road Recreation Ground 694m · 9 min walk
- Little Ilford Park 1015m · 13 min walk
- Edwardian Garden 1331m · 17 min walk
schools (5)
- Kensington Primary School 289m · 4 min walk
- Altmore Infant School 590m · 7 min walk
- Essex Primary School 645m · 8 min walk
- Little Ilford School 666m · 8 min walk
- St Winefride's RC Primary School 836m · 10 min walk
Transport Links
Similar Streets
- Leigh Road — Newham50
- Northfield Road — Newham57
- St Andrews Road — Newham59
- Capel Road — Newham54
- Ridley Road — Newham55
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.