Forest Gate North · Newham · Stratford and Bow constituency · 51.55317, 0.02088

E7 0AE— Forest Gate North, Newham

Location and area intelligence for E7 0AE, Forest Gate North, Newham

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 59/100Yield 3.66%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
60
Transport
59
Environment
92
Investment
56

The bottom line

E7 0AE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E7 0AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.8% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for E7 0AE

🛡️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

“The family fortress”

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How E7 0AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Odessa Infant School

Not yet inspected · 6 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 5 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 8 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

74.8 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

-17% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour16%
Vehicle crime14%
Theft8%
Burglary5%
Robbery4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area71.6 m²

EPC breakdown

C
19%
D
20%
E
2%

Based on 41 properties · Confidence: high

Street mix

Terraced 41%Flat 59%

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 yield852 kWh/kWp/yr
Rebuild cost estimate£179,000
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 CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+7.8%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.5%

per year

Acceleration

+6.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Terraced44.4%
Flat/maisonette55.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£114k+90%1.3
Post-dot-com plateau2001–2002£75k£105k+39.1%2
Pre-crash peak2007–2007£135k£135k+0%1
GFC & correction2008–2011£168k£220k+31%1.5
Help-to-Buy recovery2014–2015£249k£360k+44.6%1
Brexit uncertainty2017–2019£313k£342k+9.4%1.5
Pandemic surge2020–2020£395k£395k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
9.3%
District
8.8%

CAGR over 16yr 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
Above London average
Forest Gate StationElizabeth line line
5.7 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Wanstead Park Rail StationSuffragette
5 min walk
Forest Gate Rail StationElizabeth line
6 min walk
Forest GateNational Rail
6 min walk
Maryland Rail StationElizabeth line
16 min walk
Leytonstone High Road Rail StationSuffragette
18 min walk
No bus stops within 400m

50

Walkability score

220

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria49 min ↑
Waterloo46 min ↑
Canary Wharf ★34 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

11

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)88
Nearest car park95m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
666m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.3 km

Energy

Solar: 852 kWh/kWp/yr

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 yield852.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARROW ROAD GP CENTRE

2-8 HARROW ROAD, LEYTONSTONE, E11 3QF

13 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

818

Parks (1km)

26

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 511 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

46m

Post office

Nearby shops

Wildgoose Bakery and Cafe92 m
Dames Food & Wine211 m
S.N.N Food & Wine239 m
5 Star Brothers Mini Market259 m

Nearby cafes

Shake a Shake73 m
The Wanstead Kitchen227 m
Bela's Cafe and Food Mart325 m
Bagel Eats366 m

Nearby restaurants

Yuku Korean and Japanese283 m
Tumeric Fusion283 m
CFC Crispy Fried Chicken284 m
Nawabi284 m

Nearby pubs

Holly Tree290 m
Joyau295 m
Forest Tavern430 m
Fox & Hounds434 m

Nearby gyms

E7 Movement120 m
The Gym Factory445 m
The Reformery624 m
Regal Boxing957 m

Nearby pharmacies

Mansons Pharmacy714 m

Nearby health

E7 Health338 m
The Forest Practice355 m
Park Vue Dental Practice575 m
Food hygiene (5-star)37% of 91

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

56

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
3.7% (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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

43

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,701m
Crossrail 2 route6,640m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,674 nationally

1,779

Est. population

18,376/km²

60%

Employed

40%

Degree educated

£40,400

Median income

8.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

27%
22%
26%
16%
Under 1827%
18–3422%
35–4926%
50–6416%
65+8%

Tenure

17%
20%
34%
28%
Own outright17%
Own (mortgage)20%
Private rent34%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

19%
17%
30%
25%
White British19%
White Other17%
Asian30%
Black25%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household53%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent34%
Social rent28%

vs. London

Income vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
17
Local approval rate
54%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
110
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

SITE OF LAKEHOUSE SCHOOL ANNEXE, SITE OF LAKEHOUSE SCHOOL ANNEXE, DAMES ROAD, E725 homes
completed
1-15, 1-15, STATION ROAD, E7 0AD16 homes
completed
108 - 118, 108 - 118, Wellington Road, Forest Gate, E7 9BP12 homes
completed
70, 70, Field Road, Forest Gate, E7 9DL12 homes
completed
16, 16, Station Road, Forest Gate, E7 0ER9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
33.1%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Rachel Elizabeth TrippLabour and Co-operative Party
Sasha Das GuptaLabour and Co-operative Party

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Key facts for E7 0AE

Full postcodeE7 0AE
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.553168
Longitude0.020884
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