Forest Gate South · Newham · Stratford and Bow constituency · 51.54378, 0.01217

E15 4JJ— Forest Gate South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 57/100Yield 4.17%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
68
Schools
90
Transport
57
Environment
73
Investment
59

The bottom line

E15 4JJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E15 4JJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for E15 4JJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E15 4JJ 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 · 4 min walk

KS2: 107.2

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 4 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

146.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+62% vs borough

Crime by type

Other28%
Anti-social behaviour21%
Violence & sexual offences20%
Vehicle crime8%
Drug offences7%
Theft5%
Robbery5%
Burglary5%

Road safety

99

Road safety score

1

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 76m

Crime is +125% above London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

C
12%
D
5%

Based on 17 properties · Confidence: medium

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2022 · CAGR

+0.3%

Total change

+5%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.0%

per year

Acceleration

-66.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£150k£150k+0%1
GFC & correction2008–2008£200k£200k+0%1
Help-to-Buy recovery2013–2015£220k£275k+25%1
Brexit uncertainty2017–2018£305k£342k+12.1%1
Rate-rise correction2022–2022£157k£157k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Maryland Rail StationElizabeth line
6 min walk
MarylandNational Rail
6 min walk
Forest Gate Rail StationElizabeth line
13 min walk
Stratford DLR StationDLR
14 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
14 min walk
No bus stops within 400m

47

Walkability score

370

Footpaths (500m)

0

Santander docks (800m)

1.2 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

34

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)168
Nearest car park41m
Santander docks (800m)0
Nearest cycle dock1.2 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 43%
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

4 min walk

73%

Recommend GP

73%

Overall GP experience

13

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.8 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

986

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 770 m
12 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)

895m

Post office

Nearby shops

P & P News411 m
Omar Grocers530 m
Maryland Mini Market535 m
Tidjara575 m

Nearby cafes

Creamy Cup109 m
Slice of Meat298 m
Al-Bail Chicken310 m
VIP Cafe422 m

Nearby restaurants

Masala Corner108 m
Olympia132 m
Calabash295 m
Marhabba Restaurant299 m

Nearby pubs

The Bay Tree383 m
Cheers Bar & Lounge585 m
Goldengrove588 m
Cart and Horses592 m

Nearby gyms

City Boxing Camp180 m
Atherton Leisure Centre239 m
Old Spotted Dog Ground671 m
Muscle Basin Gym937 m

Nearby pharmacies

Vicarage Pharmacy280 m
Yemi Pharmacy548 m
Cartwrights Pharmacy568 m
Safedale Pharmacy1.0 km

Nearby health

Irmadent134 m
Neighbourhood Health Hub141 m
The Vicarage Lane Surgery276 m
Vicarage Lane Transitional Team278 m
Food hygiene (5-star)38% of 76

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

MARTIFY LTD

Investment

Investment grade, yield and market outlook

59

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
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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

47.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,494m
Crossrail 2 route6,100m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,232 nationally

2,021

Est. population

29,757/km²

56%

Employed

38%

Degree educated

£44,900

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

26%
29%
22%
16%
Under 1826%
18–3429%
35–4922%
50–6416%
65+7%

Tenure

30%
49%
Own outright7%
Own (mortgage)12%
Private rent30%
Social rent49%
Shared ownership2%
Rent free0%

Ethnicity

15%
14%
38%
24%
White British15%
White Other14%
Asian38%
Black24%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household57%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent50%
Private rent30%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
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)
18
Largest scheme
208 homes · THE TOWER & PODIUM BLOCKS, THE TOWER & PODIUM BLOCKS, ELLIOT CLOSE, E15
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 4JJ

Full postcodeE15 4JJ
Postcode districtE15
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.543776
Longitude0.012175
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
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