Watson Avenue
Newham, Greater London, England
Reality check: At £382,500, this is a premium entry point. Strong 47% 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: 47% 5-year growth.
Workable for families, but safety (40) may concern parents.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Limited connectivity (transport 70, walkability 25). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: 47% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (40), service access (16). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £382,500, 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.
Daily access score 16/100. Basic amenities like shops, GPs and post offices are not within easy walking distance.
How Life Works Here
Watson Avenue is located in Newham, near East Ham, Greater London. Crime is around average for the area, with 191 incidents in the past year. The most commonly reported category is violence and sexual offences. This is a quieter, more car-dependent location. The nearest shops and services may require a short drive. The closest is Selva Saloon (hairdresser, 118m). Public transport is accessible, with rail and bus and tram stops within reach. The nearest is about 535m away. The median property price is £382,500, with strong growth of 47% over five years. Based on 8 transactions recorded since 2014. Rented accommodation predominates, with larger households suggesting families. There are 21 schools within 2 km, 21 rated Good or Outstanding by Ofsted. 6 are rated Outstanding. Both primary and secondary options are available locally. 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 49 out of 100 for liveability, in the lower quartile for its district.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
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
Based on 8 transactions. Moderate sample — prices may not fully represent current market value.
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 Watson Avenue, with detailed information for each.
gyms & sports centres (4)
- The Gym Group 948m · 12 min walk
- East Ham Leisure Centre 982m · 12 min walk
- The Gym 1023m · 13 min walk
- The Gym 1754m · 22 min walk
hospitals (2)
- Shrewsbury Community Dental Department 1397m · 18 min walk
- East Ham Care Centre 1443m · 18 min walk
libraries (2)
- East Ham Library 817m · 10 min walk
- Manor Park Library 1738m · 22 min walk
parks & green spaces (5)
- Barking Road Recreation Ground 450m · 6 min walk
- Miers Close Wildlife Area 464m · 6 min walk
- Hathaway Crescent Park 600m · 8 min walk
- Little Ilford Park 1137m · 14 min walk
- Edwardian Garden 1281m · 16 min walk
schools (5)
- Kensington Primary School 579m · 7 min walk
- Altmore Infant School 580m · 7 min walk
- Nelson Primary School 759m · 10 min walk
- Langdon Academy 826m · 10 min walk
- Little Ilford School 869m · 11 min walk
Transport Links
Similar Streets
- Stevenage Road — Newham52
- Lorne Road — Newham56
- Leigh Road — Newham53
- Garden View — Newham57
- Parkhurst Road — Newham52
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. Limited data available for this street — interpret scores with caution.
Data updated: