Ruscoe Road
Newham, Greater London, England
Reality check: At £440,000, this is a premium entry point. Strong 41% 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: 41% 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 some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: 41% 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 (16). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £440,000, 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.
Daily access score 16/100. Basic amenities like shops, GPs and post offices are not within easy walking distance.
How Life Works Here
Ruscoe Road is located in Newham, near London, Greater London. Crime is a significant concern, with 314 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominates reports. 122 violent offences were recorded (39% of total). This is a quieter, more car-dependent location. The nearest shops and services may require a short drive. The closest is St Luke's Church (place of worship, 18m). Transport connections are strong, with rail and bus links nearby. The nearest stop (Rogers Road) is 110m away. The median property price is £440,000, with strong growth of 41% over five years. Based on 13 transactions recorded since 2014. Social housing makes up a significant share of properties, with larger households suggesting families. There are 12 schools within 2 km, 12 rated Good or Outstanding by Ofsted. 5 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 34m 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. Market indicators suggest an upward trend. Overall, this street scores 48 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: stable
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Nearby Amenities
Public Services Nearby
Public facilities within walking distance from Ruscoe Road, with detailed information for each.
gyms & sports centres (3)
- Rise Climbing 279m · 4 min walk
- The Gym 356m · 4 min walk
- Peacock Gym 430m · 5 min walk
hospitals (4)
- Northway Clinic 309m · 4 min walk
- Appleby Community Dental Department 379m · 5 min walk
- The Appleby Centre 379m · 5 min walk
- Newham CAMHS 1305m · 16 min walk
libraries (3)
- Custom House and Canning Town Community Neighbourhood Centre and Library 393m · 5 min walk
- Canning Town Library 479m · 6 min walk
- Custom House Library 1239m · 16 min walk
parks & green spaces (2)
- Keir Hardie Park 243m · 3 min walk
- Star Park 786m · 10 min walk
schools (5)
- St Luke's Primary School 34m · 0 min walk
- Hallsville Primary School 254m · 3 min walk
- Keir Hardie Primary School 578m · 7 min walk
- Star Primary School 980m · 12 min walk
- St Helen's Catholic Primary School 1024m · 13 min walk
Transport Links
Similar Streets
- Gibbins Road — Newham47
- Whitfield Road — Newham52
- Seagull Lane — Newham39
- Cam Road — Newham39
- Warton Road — Newham45
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.