Forest Gate South · Newham · Stratford and Bow constituency · 51.54221, 0.01355

E15 4AF— Forest Gate South, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
84
Schools
90
Transport
50
Environment
82
Investment
46

The bottom line

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

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Location

E15 4AF

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 4AF

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E15 4AF 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

Sarah Bonnell School

Good · Inspected Nov 2022 · 5 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 10 min walk

9 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 245m

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£7,644/m²
Price per ft²£710/ft²
Avg floor area99.5 m²

EPC breakdown

C
18%
D
22%
E
4%
F
2%

Based on 46 properties · Confidence: high

Street mix

Semi 7%Terraced 82%Flat 11%

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£248,750
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, no insulation (assumed)
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

1997–2025 · CAGR

+9.1%

Total change

+1043%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-137.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached7.4%
Terraced81.5%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£66k£102k+54%2.7
Post-dot-com plateau2001–2002£80k£187k+133.8%1
Pre-crash peak2006–2007£250k£330k+32%1
GFC & correction2008–2008£270k£270k+0%3
Help-to-Buy recovery2013–2015£350k£630k+80%1
Pandemic surge2021–2021£505k£505k+0%1
Rate-rise correction2022–2023£466k£325k-30.3%2.5
Current market2024–2025£768k£758k-1.4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
9.1%
District
8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland StationElizabeth line line
8.1 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
9 min walk
MarylandNational Rail
9 min walk
Forest Gate Rail StationElizabeth line
14 min walk
Stratford High Street DLR StationDLR
14 min walk
Stratford DLR StationDLR
15 min walk
No bus stops within 400m

43

Walkability score

262

Footpaths (500m)

0

Santander docks (800m)

1.3 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

32

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)150
Nearest car park150m
Santander docks (800m)0
Nearest cycle dock1.3 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 waterMEDIUM
Medium
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: 6.6 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

3 min walk

73%

Recommend GP

73%

Overall GP experience

17

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

859

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

26

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 967 m
21 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

P & P News610 m
Omar Grocers712 m
Maryland Mini Market726 m
Local Store Food and Wine727 m

Nearby cafes

Creamy Cup233 m
Al-Bail Chicken236 m
Slice of Meat257 m
VIP Cafe298 m

Nearby restaurants

Marhabba Restaurant234 m
STRS Hut236 m
Masala Corner239 m
Basil Wood-Oven Pizzeria241 m

Nearby pubs

The Bay Tree268 m
Goldengrove705 m
012 Bar & Grill Restaurant720 m
The Sportsman744 m

Nearby gyms

City Boxing Camp251 m
Atherton Leisure Centre313 m
Old Spotted Dog Ground553 m

Nearby pharmacies

Vicarage Pharmacy259 m
Yemi Pharmacy708 m
Cartwrights Pharmacy757 m

Nearby health

Irmadent244 m
Newham Vicarage Practice271 m
Vicarage Lane Transitional Team272 m
The Vicarage Lane Surgery274 m
Food hygiene (5-star)37% of 49

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

6COM LIMITED
AVRAM FITTING SOLUTION LTD
BALM SOLUTIONS LTD
IMV SERVICES LTD
IYRA SKINCARE LIMITED

+3 more

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 score17/100
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

52.2

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,392m
Crossrail 2 route6,206m

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)
1
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
20
Local approval rate
87%
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)
31
Largest scheme
201 homes · LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF
Pipeline pressure
NONE

Named schemes (500m)

LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF201 homes
completed
110 - 118, 110 - 118, Romford Road, Stratford, E15 4JE41 homes
completed
92, 92, Romford Road, Stratford, E15 4EH38 homes
completed
2, 2, Faraday Road, Stratford, E15 4JT31 homes
completed
4, 4, McGrath Road, Stratford, E1426 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 4AF

Full postcodeE15 4AF
Postcode districtE15
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.542206
Longitude0.013548
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