Forest Gate South · Newham · Stratford and Bow constituency · 51.54462, 0.01080

E15 4LS— Forest Gate South, Newham

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 70/100Transport 68/100Yield 4.17%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
70
Schools
90
Transport
68
Environment
73
Investment
69

The bottom line

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

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Location

E15 4LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for E15 4LS

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

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“High-connectivity investment target”

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How E15 4LS 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 · 3 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 · 13 min walk

8 primaries · 2 secondaries · 0 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 96m

Crime is +105% above London average

Property

Prices, sales volume and market trends

Avg floor area88.3 m²

EPC breakdown

C
2%
D
5%
E
1%

Based on 8 properties · Confidence: low

Street mix

Terraced 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£220,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofFlat, limited 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

1997–2023 · CAGR

+9.6%

Total change

+973%

Market Activity

Price Velocity & Acceleration

Current Velocity

+128.7%

per year

Acceleration

+132.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£126k+149.5%1
Post-dot-com plateau2003–2004£206k£230k+11.9%1
Pre-crash peak2005–2006£232k£247k+6.5%2
GFC & correction2011–2011£237k£237k+0%1
Rate-rise correction2023–2023£542k£542k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
6.5%
District
7.8%

CAGR over 1yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Maryland StationElizabeth line line
4.5 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
5 min walk
MarylandNational Rail
5 min walk
Stratford DLR StationDLR
13 min walk
Stratford (London) Rail StationGreater Anglia · c2c
13 min walk
Stratford Underground StationJubilee · Central
13 min walk
No bus stops within 400m

51

Walkability score

461

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

8

EV chargers (800m)

Total spaces (800m)179
Nearest car park174m
Santander docks (800m)0
Nearest cycle dock1.1 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

13

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.9 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

1238

Parks (1km)

35

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Cheers Bar & Lounge (460 m)

Nearest supermarketAseda Trading · 638 m
9 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

765m

Post office

Nearby shops

P & P News284 m
Omar Grocers399 m
Maryland Mini Market402 m
Tidjara457 m

Nearby cafes

Creamy Cup139 m
Slice of Meat356 m
Triple Two381 m
Al-Bail Chicken383 m

Nearby restaurants

Masala Corner132 m
Olympia150 m
Calabash352 m
Marhabba Restaurant369 m

Nearby pubs

Cheers Bar & Lounge460 m
The Bay Tree467 m
Cart and Horses470 m
Goldengrove501 m

Nearby gyms

City Boxing Camp205 m
Atherton Leisure Centre304 m
CorePower Yoga719 m
PureGym740 m

Nearby pharmacies

Vicarage Pharmacy331 m
Yemi Pharmacy431 m
Cartwrights Pharmacy434 m
Safedale Pharmacy891 m

Nearby health

Neighbourhood Health Hub82 m
Irmadent156 m
The Vicarage Lane Surgery316 m
Vicarage Lane Transitional Team321 m
Food hygiene (5-star)37% of 99

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EVLON CONSULTANCY LTD
SHER LEGACY LTD
SIZUKS AUTOS LIMITED

Investment

Investment grade, yield and market outlook

69

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

59.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,526m
Crossrail 2 route5,999m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
20
Local approval rate
88%
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)
41
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
2-4, 2-4, LEYTONSTONE ROAD, FOREST LANE (1-11), E15105 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

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Key facts for E15 4LS

Full postcodeE15 4LS
Postcode districtE15
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.544618
Longitude0.010799
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