Forest Gate South · Newham · Stratford and Bow constituency · 51.54259, 0.00971

E15 4EJ— Forest Gate South, Newham

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

The family fortress

 

Top 13% LondonSchools 100%Safety 70/100Transport 71/100Yield 6.98%

Best for: Families, Commuters, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
72
Safety
70
Schools
90
Transport
71
Environment
71
Investment
67

The bottom line

E15 4EJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and good transport links at £275,000 median — strong value for Families and Commuters who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E15 4EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-47.1% vs London avg
vs London income+6.9% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for E15 4EJ

🛡️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 4EJ 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 · 5 min walk

KS2: 107.2

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 2 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 10 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

133.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+47% vs borough

Crime by type

Other28%
Anti-social behaviour22%
Violence & sexual offences21%
Vehicle crime11%
Drug offences7%
Robbery4%
Burglary4%
Theft3%

Road safety

94

Road safety score

6

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 163m

Crime is +105% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£275,000

Median sale price

Bottom 25% — 47% below London median

£275,000 is 47% below the London median (£520,000)

+11.1%

This year

Flat

Dominant type

Price history

5-year change
-7.6%
Sales (24 months)6
New build0.0%
Avg flat£275,000
Price per m²£4,365/m²
Price per ft²£406/ft²
Avg floor area63.3 m²

EPC breakdown

B
9%
C
43%
D
27%
E
6%
F
1%

Based on 86 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£1,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

6.1×

Price-to-income

£1,376/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+1.9%

Total change

+53%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.3%

per year

Acceleration

+35.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 144 sales

Property Type Mix

Total: 144 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£200k£274k+37%38
Pre-crash peak2005–2007£210k£233k+10.8%4
GFC & correction2008–2012£250k£195k-22%2
Help-to-Buy recovery2013–2016£205k£320k+56.1%6.8
Brexit uncertainty2017–2019£420k£297k-29.3%2.3
Pandemic surge2020–2021£327k£298k-9%3.5
Rate-rise correction2022–2023£371k£318k-14.3%1.5
Current market2024–2025£260k£305k+17.3%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
1.9%
District
3.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Maryland StationElizabeth line line
5.5 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
6 min walk
MarylandNational Rail
6 min walk
Stratford High Street DLR StationDLR
11 min walk
Stratford DLR StationDLR
11 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
11 min walk
No bus stops within 400m

51

Walkability score

293

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria45 min ↑
Waterloo42 min ↑
Canary Wharf ★30 min
City31 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

45

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)940
Nearest car park123m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Stratford Centre Car Park675 spaces· yes
753m

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

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 waterLOW
Low
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

2 min walk

73%

Recommend GP

73%

Overall GP experience

16

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1157

Parks (1km)

45

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 800 m
9 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

941m

Post office

Nearby shops

P & P News488 m
Tidjara493 m
Omar Grocers503 m
Global Food and Wine525 m

Nearby cafes

Creamy Cup113 m
Slice of Meat128 m
Al-Bail Chicken168 m
Queen's Cafe Bar224 m

Nearby restaurants

Olympia93 m
Masala Corner117 m
Calabash123 m
Marhabba Restaurant153 m

Nearby pubs

The Bay Tree256 m
Goldengrove438 m
012 Bar & Grill Restaurant452 m
The Sportsman478 m

Nearby gyms

City Boxing Camp37 m
Atherton Leisure Centre454 m
PureGym619 m
CorePower Yoga703 m

Nearby pharmacies

Vicarage Pharmacy100 m
Yemi Pharmacy466 m
Cartwrights Pharmacy566 m
Osbon Pharmacy678 m

Nearby health

The Vicarage Lane Surgery80 m
Vicarage Lane Transitional Team85 m
Irmadent88 m
Newham Vicarage Practice92 m
Food hygiene (5-star)41% of 126

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

CRYPTO R US LTD
EAST OF THE SUN LTD
ICONIC UNIQUE LTD
JUNO FASHIONS GROUP LTD
LOTUS LDN LTD

+8 more

Investment

Investment grade, yield and market outlook

67

Investment score

Good

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
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

71.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,293m
Crossrail 2 route5,938m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,540 nationally

2,390

Est. population

16,131/km²

69%

Employed

45%

Degree educated

£44,900

Median income

7.0%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

20%
33%
27%
14%
Under 1820%
18–3434%
35–4927%
50–6414%
65+6%

Tenure

16%
40%
28%
Own outright12%
Own (mortgage)16%
Private rent40%
Social rent28%
Shared ownership5%
Rent free0%

Ethnicity

23%
25%
22%
16%
White British23%
White Other25%
Asian22%
Black16%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household61%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent40%
Social rent28%

vs. London

Income vs London+6.9%
Price vs London-47.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
49
Planning apps (3 years)
19
Local approval rate
90%
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)
51
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
Pipeline pressure
NONE

Named schemes (500m)

THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15208 homes
completed
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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£275,000)

£1,250

Standard buyer

£0

First-time buyer

Save £1,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E15 4EJ

Full postcodeE15 4EJ
Postcode districtE15
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.542587
Longitude0.009714
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