Forest Gate North · Newham · Stratford and Bow constituency · 51.55422, 0.02250

E7 0DW— Forest Gate North, Newham

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

The family fortress

 

Top 10% LondonSchools 100%Safety 79/100Transport 60/100Yield 4.21%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
79
Schools
60
Transport
60
Environment
92
Investment
50

The bottom line

E7 0DW offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £456,000 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 0DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-12.3% vs London avg
vs London income-3.8% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for E7 0DW

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E7 0DW 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 · 7 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 6 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 9 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.2km

Crime is +15% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£456,000

Median sale price

12% below London median

£456,000 is 12% below the London median (£520,000)

-19.4%

This year

Terraced

Dominant type

Price history

5-year change
+37.1%
Sales (24 months)5
New build0.0%
Avg terraced£595,000
Avg flat£390,500
Price per m²£6,716/m²
Price per ft²£624/ft²
Avg floor area71.3 m²

EPC breakdown

C
8%
D
32%
E
10%
F
2%

Based on 52 properties · Confidence: high

Street mix

Terraced 51%Flat 49%

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£10,300
First-time buyerFTB
£1,550
Additional propertyBTL/2nd
£23,980

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

11.3×

Price-to-income

£2,281/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£178,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.5%

Total change

+838%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.6%

per year

Acceleration

+76.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 53 sales

Property Type Mix

Total: 53 sales

Terraced52.8%
Flat/maisonette47.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£73k+29.8%2
Post-dot-com plateau2001–2004£79k£129k+63.7%4.3
Pre-crash peak2005–2007£194k£249k+28.4%2
GFC & correction2009–2012£150k£230k+53.3%1.3
Help-to-Buy recovery2013–2016£265k£515k+94.3%1.5
Brexit uncertainty2017–2019£270k£395k+46.3%1.7
Pandemic surge2021–2021£333k£333k+0%4
Current market2024–2026£652k£526k-19.4%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+0.2% α
Local
7.6%
District
7.4%
Terraced-0.2% α
Local
8.7%
District
8.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing7
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
6.7 min walk
Wanstead Park

Nearby stations

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

48

Walkability score

213

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

11

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)13
Nearest car park204m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
583m
🅿️
Wanstead Flats Car Park
699m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 46%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.4 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

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

776

Parks (1km)

26

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 576 m
1 tennis courts

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)

150m

Post office

Nearby shops

Wildgoose Bakery and Cafe141 m
Dames Food & Wine159 m
S.N.N Food & Wine392 m
5 Star Brothers Mini Market413 m

Nearby cafes

Shake a Shake177 m
The Wanstead Kitchen243 m
Bela's Cafe and Food Mart271 m
Bagel Eats364 m

Nearby restaurants

D&K Gambian307 m
Hummingbird Caribbean397 m
Tumeric Fusion411 m
Yuku Korean and Japanese411 m

Nearby pubs

Holly Tree229 m
Joyau292 m
Pretty Decent Beer Co Taproom421 m
Fox & Hounds489 m

Nearby gyms

E7 Movement155 m
The Gym Factory452 m
The Reformery566 m
Regal Boxing990 m

Nearby pharmacies

Mansons Pharmacy788 m

Nearby health

E7 Health354 m
The Forest Practice381 m
Park Vue Dental Practice526 m
Food hygiene (5-star)41% 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

50

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 score32/100
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

65.2

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,858m
Crossrail 2 route6,745m

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-12.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
14
Local approval rate
55%
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)
93
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
70, 70, Field Road, Forest Gate, E7 9DL12 homes
completed
39, Dames Road, Forest Gate, E7 0DR9 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 (£456,000)

£10,300

Standard buyer

£1,550

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 0DW

Full postcodeE7 0DW
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.554219
Longitude0.022503
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