Forest Gate North · Newham · Stratford and Bow constituency · 51.55052, 0.02486

E7 0EP— Forest Gate North, Newham

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

The family fortress

 

Top 10% LondonSchools 100%Safety 75/100Transport 64/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
75
Schools
60
Transport
64
Environment
92
Investment
45

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E7 0EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-3.8% vs London avg
vs London crime+57.0% vs London avg

Deep-dive guides for E7 0EP

🛡️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 0EP 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 · 4 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 2 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 3 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

102.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+13% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour20%
Vehicle crime11%
Theft6%
Burglary6%
Drug offences3%
Robbery2%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is +57% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E7 district median

£525,000

Based on 87 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,489/m²
Price per ft²£603/ft²
Avg floor area65.5 m²

EPC breakdown

B
11%
C
4%
D
2%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 20%Terraced 24%Flat 28%Other 28%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£163,750
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+1.3%

Total change

+35%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.8%

per year

Acceleration

-43.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 9 sales

Property Type Mix

Total: 9 sales

Terraced44.4%
Flat/maisonette55.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£175k£135k-22.9%1
GFC & correction2011–2011£155k£155k+0%1
Help-to-Buy recovery2015–2015£445k£445k+0%2
Current market2024–2025£435k£236k-45.7%2

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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 Rail StationElizabeth line line
1.5 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
2 min walk
Forest GateNational Rail
2 min walk
Wanstead Park Rail StationSuffragette
2 min walk
Woodgrange Park Rail StationSuffragette
17 min walk
Maryland Rail StationElizabeth line
18 min walk
No bus stops within 400m

68

Walkability score

253

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)

2

EV chargers (800m)

Total spaces (800m)71
Nearest car park185m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Wanstead Flats Car Park
735m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

18 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

844

Parks (1km)

44

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

11

Convenience

Nearest supermarketCo-op Food · 146 m
1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

334m

Post office

Nearby shops

Forest Gate Food and Wine31 m
Bangla Cash and Carry35 m
Mama Kiheta Congolese48 m
E&S Superstore49 m

Nearby cafes

The Gate Cafe22 m
The Globe Lounge26 m
Querky Cafe52 m
Cups & Jars72 m

Nearby restaurants

Pam Pam Kitchen11 m
Maxi Grill15 m
Ovelix the Greek16 m
The Yellow Trike27 m

Nearby pubs

Fox & Hounds58 m
Forest Tavern72 m
Giovannas Deli & Wine163 m
The Ciderhouse340 m

Nearby gyms

The Gym Factory91 m
The Reformery349 m
E7 Movement517 m
Regal Boxing555 m

Nearby pharmacies

Mansons Pharmacy355 m
Shan Pharmacy775 m

Nearby health

The Forest Practice66 m
E7 Health97 m
Park Vue Dental Practice961 m
Food hygiene (5-star)41% of 147

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

45

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,588m
Crossrail 2 route6,934m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,918 nationally

2,333

Est. population

15,726/km²

62%

Employed

46%

Degree educated

£40,400

Median income

7.1%

Claimant rate

Inner cityVery high densityMixed

37

Community stability

Age profile

25%
24%
27%
16%
Under 1825%
18–3424%
35–4927%
50–6416%
65+8%

Tenure

16%
21%
32%
24%
Own outright16%
Own (mortgage)21%
Private rent32%
Social rent24%
Shared ownership6%
Rent free0%

Ethnicity

26%
18%
29%
16%
White British26%
White Other18%
Asian29%
Black16%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household46%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent33%
Social rent24%

vs. London

Income vs London-3.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
25
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)
155
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
140 - 150, 140 - 150, Earlham Grove, Forest Gate, E7 9AB78 homes
completed
4-20, 4-20, WOODGRANGE ROAD, E777 homes
completed
39A To 49A, 39A To 49A, Woodgrange Road, Forest Gate, E7 8BA74 homes
completed
138, 138, Earlham Grove, Forest Gate, E7 9AS36 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 0EP

Full postcodeE7 0EP
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.550519
Longitude0.024863
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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