Forest Gate South · Newham · Stratford and Bow constituency · 51.54405, 0.01503

E15 4LD— Forest Gate South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
68
Schools
90
Transport
42
Environment
83
Investment
47

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E15 4LD

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 4LD

🛡️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

“High-connectivity investment target”

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How E15 4LD 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 · 3 min walk

KS2: 107.2

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 6 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 · 13 min walk

8 primaries · 5 secondaries · 0 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stratford Fire Station · 275m

Crime is +125% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,735/m²
Price per ft²£254/ft²
Avg floor area58.9 m²

EPC breakdown

C
5%
D
7%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Semi 14%Flat 86%

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£147,250
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)
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

1999–2025 · CAGR

+-0.9%

Total change

-20%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.1%

per year

Acceleration

-24.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£200k£200k+0%2
Post-dot-com plateau2001–2004£65k£88k+35.4%1.8
Pre-crash peak2005–2005£130k£130k+0%1
Current market2025–2025£160k£160k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Flat/maisonette+1.5% α
Local
28%
District
26.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Maryland Rail StationElizabeth line
8 min walk
MarylandNational Rail
8 min walk
Forest Gate Rail StationElizabeth line
11 min walk
Wanstead Park Rail StationSuffragette
14 min walk
Stratford High Street DLR StationDLR
16 min walk
No bus stops within 400m

35

Walkability score

251

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

27

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)124
Nearest car park23m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 61%
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

6 min walk

73%

Recommend GP

73%

Overall GP experience

13

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 2.7 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

1033

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bay Tree (493 m)

Nearest supermarketCo-op Food · 879 m
15 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)

798m

Post office

Nearby shops

P & P News519 m
Maryland Mini Market681 m
Omar Grocers692 m
Zera742 m

Nearby cafes

Creamy Cup306 m
Al-Bail Chicken445 m
Slice of Meat451 m
VIP Cafe525 m

Nearby restaurants

Masala Corner306 m
Olympia330 m
Marhabba Restaurant438 m
STRS Hut443 m

Nearby pubs

The Bay Tree493 m
Cheers Bar & Lounge758 m
Cart and Horses770 m
The Lamb1.1 km

Nearby gyms

Atherton Leisure Centre88 m
City Boxing Camp370 m
Old Spotted Dog Ground494 m

Nearby pharmacies

Vicarage Pharmacy442 m
Cartwrights Pharmacy714 m
Yemi Pharmacy731 m
Mansons Pharmacy793 m

Nearby health

Irmadent331 m
Neighbourhood Health Hub337 m
The Vicarage Lane Surgery446 m
Vicarage Lane Transitional Team447 m
Food hygiene (5-star)39% of 39

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

IHEARTLONDONTOURS LTD

Investment

Investment grade, yield and market outlook

47

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

45.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,621m
Crossrail 2 route6,296m

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)
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)
28
Planning apps (3 years)
16
Local approval rate
82%
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)
36
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
110 - 118, 110 - 118, Romford Road, Stratford, E15 4JE41 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 4LD

Full postcodeE15 4LD
Postcode districtE15
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.544051
Longitude0.015028
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