Forest Gate North · Newham · Stratford and Bow constituency · 51.55344, 0.02238

E7 0DU— Forest Gate North, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 61/100Low yield 3.13%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
60
Transport
61
Environment
92
Investment
41

The bottom line

E7 0DU offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £612,500 median — 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 0DU

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 avg price+17.8% vs London avg
vs London income-3.8% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for E7 0DU

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

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“The family fortress”

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How E7 0DU 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 8 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is +15% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£612,500

Median sale price

Above London median by 18%

£612,500 is 18% above the London median (£520,000)

-15.3%

This year

Terraced

Dominant type

Price history

5-year change
-1.2%
Sales (24 months)6
New build0.0%
Avg terraced£760,000
Avg flat£322,500
Price per m²£7,172/m²
Price per ft²£666/ft²
Avg floor area88.5 m²

EPC breakdown

C
10%
D
31%
E
5%

Based on 46 properties · Confidence: high

Street mix

Terraced 78%Flat 22%

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

Stamp duty

Standard buyer£18,125
First-time buyerFTB
£9,375
Additional propertyBTL/2nd
£36,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.2×

Price-to-income

£3,064/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£221,250
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)
RoofPitched, 150 mm loft insulation
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

1995–2025 · CAGR

+7%

Total change

+668%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.1%

per year

Acceleration

-170.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 48 sales

Property Type Mix

Total: 48 sales

Terraced81.3%
Flat/maisonette18.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£80k+35.4%2
Post-dot-com plateau2001–2004£59k£210k+253%2.5
Pre-crash peak2006–2007£175k£270k+54.3%1.5
GFC & correction2008–2011£190k£150k-21.1%1.3
Help-to-Buy recovery2013–2016£201k£460k+129.4%1.2
Brexit uncertainty2018–2018£281k£281k+0%1
Pandemic surge2020–2021£350k£620k+77.1%3
Rate-rise correction2023–2023£330k£330k+0%1
Current market2024–2025£760k£455k-40.1%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
8.7%
District
8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
Wanstead Park

Nearby stations

Wanstead Park Rail StationSuffragette
4 min walk
Wanstead ParkNational Rail
4 min walk
Forest Gate Rail StationElizabeth line
6 min walk
Maryland Rail StationElizabeth line
18 min walk
Leytonstone High Road Rail StationSuffragette
19 min walk
No bus stops within 400m

52

Walkability score

237

Footpaths (500m)

0

Santander docks (800m)

2.0 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

12

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)60
Nearest car park170m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
662m
🅿️
Wanstead Flats Car Park
725m

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
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: 67%
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

14 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 3.0 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

790

Parks (1km)

30

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 495 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

76m

Post office

Nearby shops

Dames Food & Wine113 m
Wildgoose Bakery and Cafe142 m
S.N.N Food & Wine314 m
5 Star Brothers Mini Market335 m

Nearby cafes

Shake a Shake95 m
Bela's Cafe and Food Mart233 m
The Wanstead Kitchen276 m
Bagel Eats302 m

Nearby restaurants

D&K Gambian258 m
Hummingbird Caribbean330 m
CFC Crispy Fried Chicken354 m
Maxi Grill356 m

Nearby pubs

Holly Tree295 m
Joyau336 m
Forest Tavern410 m
Fox & Hounds410 m

Nearby gyms

E7 Movement168 m
The Gym Factory388 m
The Reformery535 m
Regal Boxing920 m

Nearby pharmacies

Mansons Pharmacy706 m

Nearby health

E7 Health284 m
The Forest Practice308 m
Park Vue Dental Practice593 m
Food hygiene (5-star)42% of 100

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

41

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

52.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,779m
Crossrail 2 route6,742m

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%
Price vs London+17.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
15
Local approval rate
50%
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)
98
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
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£612,500)

£18,125

Standard buyer

£9,375

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E7 0DU

Full postcodeE7 0DU
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.553439
Longitude0.022381
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