Forest Gate South · Newham · Stratford and Bow constituency · 51.54308, 0.01663

E15 4JZ— Forest Gate South, Newham

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

 

Schools 100%Safety 73/100Transport 35/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
57
Safety
73
Schools
90
Transport
35
Environment
82
Investment
46

The bottom line

E15 4JZ 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 4JZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for E15 4JZ

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

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How E15 4JZ 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 · 2 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 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 12 min walk

10 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

110.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+23% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime17%
Theft5%
Drug offences4%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stratford Fire Station · 393m

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,616/m²
Price per ft²£522/ft²
Avg floor area100.8 m²

EPC breakdown

C
14%
D
27%
E
4%
F
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 86%Flat 14%

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£252,000
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 BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

-51.0%

per year

Acceleration

-34.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 40 sales

Property Type Mix

Total: 40 sales

Terraced90%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£102k+90.7%1.8
Post-dot-com plateau2001–2004£100k£195k+94%2.8
Pre-crash peak2005–2007£250k£250k+0%2
GFC & correction2010–2012£305k£235k-23%1.3
Help-to-Buy recovery2014–2015£455k£496k+9%1
Brexit uncertainty2017–2017£596k£596k+0%1
Pandemic surge2021–2021£490k£490k+0%2
Rate-rise correction2022–2022£708k£708k+0%2
Current market2024–2025£588k£288k-51%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
8.6%
District
7.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Forest Gate StationElizabeth line line
10.2 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Maryland Rail StationElizabeth line
10 min walk
Forest Gate Rail StationElizabeth line
11 min walk
Forest GateNational Rail
11 min walk
Wanstead Park Rail StationSuffragette
15 min walk
Plaistow Underground StationHammersmith & City · District
16 min walk
No bus stops within 400m

33

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

1.5 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

28

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)179
Nearest car park114m
Santander docks (800m)0
Nearest cycle dock1.5 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 waterLOW
Low
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: 6.8 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 — 6.3 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

14

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalRainbow Ward · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

924

Parks (1km)

11

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 (492 m)

Nearest supermarketCo-op Food · 879 m
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)

768m

Post office

Nearby shops

P & P News673 m
Woodgrange News774 m
Tesco Express788 m
MK Bros Supermarket794 m

Nearby cafes

Creamy Cup409 m
Al-Bail Chicken471 m
Slice of Meat492 m
VIP Cafe516 m

Nearby restaurants

Masala Corner412 m
Olympia431 m
Marhabba Restaurant469 m
STRS Hut470 m

Nearby pubs

The Bay Tree492 m
Giovannas Deli & Wine886 m
The Lamb920 m
Forest Tavern934 m

Nearby gyms

Atherton Leisure Centre220 m
Old Spotted Dog Ground352 m
City Boxing Camp456 m

Nearby pharmacies

Vicarage Pharmacy492 m
Mansons Pharmacy759 m

Nearby health

Irmadent430 m
Neighbourhood Health Hub460 m
Vicarage Lane Transitional Team502 m
Newham Vicarage Practice502 m
Food hygiene (5-star)44% of 43

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

IBIZSP.COM LIMITED
IDYLEA LTD
JUSTFRAY LIMITED
KARACHI LIMITED
LETAP SUEDE LIMITED

+6 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 score14/100
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

30.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,585m
Crossrail 2 route6,413m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,553 nationally

1,830

Est. population

30,000/km²

60%

Employed

41%

Degree educated

£44,900

Median income

10.0%

Claimant rate

SuburbanVery high densityRenters

29

Community stability

Age profile

21%
29%
26%
14%
Under 1821%
18–3429%
35–4926%
50–6414%
65+10%

Tenure

14%
45%
27%
Own outright12%
Own (mortgage)14%
Private rent45%
Social rent27%
Shared ownership1%
Rent free1%

Ethnicity

15%
23%
30%
20%
White British15%
White Other23%
Asian30%
Black20%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent45%
Social rent27%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
18
Local approval rate
83%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
38
Largest scheme
201 homes · LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF
Pipeline pressure
NONE

Named schemes (500m)

211-215, R/O 217, 211-215, R/O 217, ROMFORD ROAD, E1557 homes
completed
GURNEY SCHOOL, GURNEY SCHOOL, KNOX ROAD, E746 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
165-167, 165-167, Romford Road, Stratford, E15 4JF14 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 4JZ

Full postcodeE15 4JZ
Postcode districtE15
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.543080
Longitude0.016629
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