Pretoria Road
Newham, Greater London, England
Reality check: At £410,000, this is a premium entry point. Strong 30% 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), 30% 5-year growth.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but walkability (45) could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 30% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), 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 £410,000, 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
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
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
Pretoria Road is located in Newham, near London, Greater London. Crime is a significant concern, with 317 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominates reports. 109 violent offences were recorded (34% of total). 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 (Stephens Court) is 147m away. The median property price is £410,000, with strong growth of 30% over five years. Based on 17 transactions recorded since 2014. The local area has a moderate population, with a high proportion of rented accommodation, with larger households suggesting families. There are 14 schools within 2 km, 14 rated Good or Outstanding by Ofsted. 8 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 320m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. 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. Overall, this street scores 49 out of 100 for liveability, slightly below the district average. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
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 Pretoria Road, with detailed information for each.
gyms & sports centres (2)
- Strength Ambassadors 632m · 8 min walk
- The Gym 931m · 12 min walk
hospitals (4)
- Newham CAMHS 969m · 12 min walk
- Northway Clinic 972m · 12 min walk
- The Appleby Centre 1467m · 18 min walk
- West Ham Lane Health Centre 1490m · 19 min walk
libraries (4)
- Canning Town Library 653m · 8 min walk
- Custom House and Canning Town Community Neighbourhood Centre and Library 756m · 10 min walk
- Plaistow Library 1277m · 16 min walk
- Custom House Library 1772m · 22 min walk
parks & green spaces (3)
- Hermit Road Recreational Ground 257m · 3 min walk
- Daisy Parsons Memorial Garden 335m · 4 min walk
- Star Park 522m · 6 min walk
schools (5)
- Star Primary School 320m · 4 min walk
- Grange Primary School 473m · 6 min walk
- St Helen's Catholic Primary School 474m · 6 min walk
- Stratford Manor Primary School & Nursery 1035m · 13 min walk
- St Luke's Primary School 1166m · 15 min walk
Transport Links
Similar Streets
- Evelyn Denington Road — Newham49
- Linton Gardens — Newham49
- Anne Street — Newham49
- Tweedmouth Road — Newham54
- Tollgate Road — Newham49
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.