Forest Gate North · Newham · Stratford and Bow constituency · 51.55286, 0.02400

E7 0DS— Forest Gate North, Newham

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

The family fortress

 

Top 13% LondonSchools 100%Safety 79/100Transport 63/100Yield 3.66%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
79
Schools
60
Transport
63
Environment
92
Investment
56

The bottom line

E7 0DS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E7 0DS

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 0DS

🛡️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 0DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Woodgrange Infant School

Not yet inspected · Inspected Mar 2025 · 5 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 4 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 · 6 min walk

5 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area72.1 m²

EPC breakdown

C
3%
D
20%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 21%Flat 79%

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£180,250
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 CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2020 · CAGR

+9.2%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

-34.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 14 sales

Property Type Mix

Total: 14 sales

Terraced28.6%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£62k+23%1.7
Post-dot-com plateau2002–2004£83k£155k+86.7%1
Pre-crash peak2005–2005£145k£145k+0%1
GFC & correction2008–2010£360k£120k-66.7%1
Help-to-Buy recovery2013–2013£225k£225k+0%2
Brexit uncertainty2019–2019£320k£320k+0%1
Pandemic surge2020–2020£345k£345k+0%1

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 Rail StationElizabeth line line
4.6 min walk
Wanstead Park

Nearby stations

Wanstead Park Rail StationSuffragette
3 min walk
Wanstead ParkNational Rail
3 min walk
Forest Gate Rail StationElizabeth line
5 min walk
Maryland Rail StationElizabeth line
18 min walk
Woodgrange Park Rail StationSuffragette
18 min walk
No bus stops within 400m

58

Walkability score

204

Footpaths (500m)

0

Santander docks (800m)

2.1 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

10

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)55
Nearest car park49m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Wanstead Flats Car Park
639m
🅿️
Jubilee Pond Car Park· yes
763m

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: 9.0 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: 7.7 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 — 7.2 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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

22 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

785

Parks (1km)

32

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 408 m

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)

174m

Post office

Nearby shops

Dames Food & Wine27 m
Bangla Cash and Carry257 m
Forest Gate Food and Wine262 m
Wildgoose Bakery and Cafe271 m

Nearby cafes

Bela's Cafe and Food Mart106 m
Shake a Shake163 m
Bagel Eats181 m
Cups & Jars219 m

Nearby restaurants

D&K Gambian129 m
Hummingbird Caribbean215 m
Maxi Grill254 m
Pam Pam Kitchen258 m

Nearby pubs

Fox & Hounds318 m
Forest Tavern324 m
The Ciderhouse398 m
Holly Tree412 m

Nearby gyms

The Gym Factory269 m
E7 Movement297 m
The Reformery407 m
Regal Boxing807 m

Nearby pharmacies

Mansons Pharmacy620 m

Nearby health

E7 Health173 m
The Forest Practice202 m
Park Vue Dental Practice709 m
Food hygiene (5-star)42% of 110

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 score22/100
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

45.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,782m
Crossrail 2 route6,858m

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)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
18
Local approval rate
56%
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)
106
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW160 homes
completed
39A To 49A, 39A To 49A, Woodgrange Road, Forest Gate, E7 8BA74 homes
completed
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
70, 70, Field Road, Forest Gate, E7 9DL12 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 0DS

Full postcodeE7 0DS
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.552863
Longitude0.024000
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
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