Forest Gate South · Newham · Stratford and Bow constituency · 51.54153, 0.01571

E15 4AD— Forest Gate South, Newham

Location and area intelligence for E15 4AD, Forest Gate South, Newham

The family fortress

 

Schools 100%Safety 84/100Transport 35/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
84
Schools
90
Transport
35
Environment
82
Investment
46

The bottom line

E15 4AD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E15 4AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for E15 4AD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How E15 4AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Park Primary School

Good · Inspected May 2023 · 1 min walk

KS2: 107.2

—

Secondary

Stratford School Academy

Not yet inspected · 7 min walk

P8: +0.60A8: 54.4

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 10 min walk

10 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

48.5 incidents per 1,000 residents

Better than 64% of London
→ Stable

-46% vs borough

Crime by type

Anti-social behaviour34%
Other22%
Violence & sexual offences22%
Vehicle crime14%
Drug offences7%
Theft1%
Burglary1%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Stratford Fire Station · 407m

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E15 district median

£460,500

Based on 232 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,417/m²
Price per ft²£596/ft²
Avg floor area109.5 m²

EPC breakdown

C
4%
D
25%
E
3%

Based on 32 properties · Confidence: high

Street mix

Semi 6%Terraced 61%Flat 33%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£273,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+835%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-36.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached6.5%
Terraced64.5%
Flat/maisonette29%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£70k£60k-14.3%1.3
Post-dot-com plateau2002–2004£105k£238k+126.2%2.7
Pre-crash peak2005–2007£150k£273k+81.4%2
GFC & correction2009–2012£300k£322k+7.4%1.7
Help-to-Buy recovery2014–2014£410k£410k+0%2
Brexit uncertainty2017–2018£650k£315k-51.6%1
Pandemic surge2021–2021£550k£550k+0%1
Rate-rise correction2023–2023£710k£710k+0%3
Current market2025–2025£655k£655k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.6% alpha

Weakest performer

Terraced

-0.6% alpha

Flat/maisonette+8.6% α
Local
18.6%
District
10%
Terraced-0.6% α
Local
4.4%
District
5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing16
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Plaistow Underground StationHammersmith & City line
13.7 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
11 min walk
MarylandNational Rail
11 min walk
Forest Gate Rail StationElizabeth line
13 min walk
Plaistow Underground StationHammersmith & City · District
14 min walk
Stratford High Street DLR StationDLR
15 min walk
No bus stops within 400m

31

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 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

29

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)117
Nearest car park246m
Santander docks (800m)0
Nearest cycle dock1.4 km

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: 20.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.1 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEWHAM VICARAGE PRACTICE

VICARAGE LANE HEALTH CENTRE, 10 VICARAGE LANE, STRATFORD, E15 4ES

5 min walk

73%

Recommend GP

73%

Overall GP experience

14

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalRainbow Ward · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

833

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bay Tree (352 m)

Nearest supermarketCo-op Food · 1.1 km
12 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

932m

Post office

Nearby shops

P & P News755 m
Maryland Mini Market885 m
Costcutter958 m
Zera1.0 km

Nearby cafes

Al-Bail Chicken359 m
VIP Cafe367 m
Slice of Meat394 m
Creamy Cup400 m

Nearby restaurants

Tasty Fish and Kebab350 m
Basil Wood-Oven Pizzeria354 m
Royal Indian355 m
Lam's Kitchen356 m

Nearby pubs

The Bay Tree352 m
The Lamb793 m
The Greyhound890 m

Nearby gyms

Atherton Leisure Centre369 m
Old Spotted Dog Ground410 m
City Boxing Camp417 m

Nearby pharmacies

Vicarage Pharmacy403 m
Rohpharm Pharmacy1.2 km

Nearby health

Irmadent412 m
Newham Vicarage Practice417 m
Vicarage Lane Transitional Team420 m
The Vicarage Lane Surgery423 m
Food hygiene (5-star)41% of 37

Business

Local businesses registered here

Active businesses
3
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

GIRLS EMPOWERMENT MEETING LIMITED
NEW HORIZON LEADERSHIP AND ENTERPRISE C.I.C.
SHARING WITH CARE LTD

Investment

Investment grade, yield and market outlook

46

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,404m
Crossrail 2 route6,362m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,853 nationally

1,899

Est. population

24,535/km²

63%

Employed

47%

Degree educated

£44,900

Median income

7.6%

Claimant rate

SuburbanVery high densityRenters

34

Community stability

Age profile

17%
34%
24%
15%
Under 1817%
18–3434%
35–4925%
50–6415%
65+10%

Tenure

17%
20%
41%
20%
Own outright17%
Own (mortgage)20%
Private rent41%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

21%
26%
29%
14%
White British21%
White Other26%
Asian29%
Black14%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household60%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Private rent41%
Social rent20%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
16
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)
37
Largest scheme
201 homes · LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF
Pipeline pressure
NONE

Named schemes (500m)

GURNEY SCHOOL, GURNEY SCHOOL, KNOX ROAD, E746 homes
completed
110 - 118, 110 - 118, Romford Road, Stratford, E15 4JE41 homes
completed
NEWHAM MATERNITY HOSPITAL AREA I, NEWHAM MATERNITY HOSPITAL AREA I, FOREST LANE, E733 homes
completed
2, 2, Faraday Road, Stratford, E15 4JT31 homes
completed
Byron Depot, Rear of 23-35, Byron Depot, Rear of 23-35, Vicarage Lane, Stratford, E15 4ET14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

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Key facts for E15 4AD

Full postcodeE15 4AD
Postcode districtE15
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.541531
Longitude0.015710
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