Forest Gate North · Newham · Stratford and Bow constituency · 51.55148, 0.02734

E7 0LA— Forest Gate North, Newham

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

The family fortress

 

Top 8% LondonSchools 100%Safety 75/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
75
Schools
60
Transport
65
Environment
92
Investment
44

The bottom line

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

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Location

E7 0LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E7 0LA

🛡️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 0LA 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 · 1 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 4 min walk

6 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is +57% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,027/m²
Price per ft²£746/ft²
Avg floor area91.1 m²

EPC breakdown

C
2%
D
22%
E
9%

Based on 33 properties · Confidence: high

Street mix

Semi 15%Terraced 27%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£227,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.8%

Total change

+1043%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.0%

per year

Acceleration

+107.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached15%
Terraced27.5%
Flat/maisonette57.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£63k£58k-7.9%1.5
Post-dot-com plateau2001–2004£91k£214k+135.4%2.2
Pre-crash peak2005–2006£143k£153k+7%2
GFC & correction2011–2012£173k£178k+2.9%1
Help-to-Buy recovery2014–2016£283k£490k+73.5%2.3
Brexit uncertainty2017–2018£350k£603k+72.3%1
Pandemic surge2020–2021£393k£409k+4.1%3
Rate-rise correction2022–2023£366k£725k+98.1%2.5
Current market2024–2025£431k£720k+67.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Weakest performer

Terraced

+0.9% alpha

Flat/maisonette+0.9% α
Local
8%
District
7.1%
Terraced+0.9% α
Local
9.9%
District
9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing40
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Forest Gate Rail StationElizabeth line line
3.7 min walk
Wanstead Park

Nearby stations

Wanstead Park Rail StationSuffragette
1 min walk
Wanstead ParkNational Rail
1 min walk
Forest Gate Rail StationElizabeth line
4 min walk
Woodgrange Park Rail StationSuffragette
15 min walk
Manor Park Rail StationElizabeth line
17 min walk
No bus stops within 400m

62

Walkability score

217

Footpaths (500m)

0

Santander docks (800m)

2.3 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

9

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)55
Nearest car park210m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Wanstead Flats Car Park
538m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.0 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

ALDERSBROOK MEDICAL CENTRE

65 ALDERSBROOK ROAD, MANOR PARK, E12 5DL

16 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRainbow Ward · 3.2 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

725

Parks (1km)

40

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 315 m

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

468m

Post office

Nearby shops

Bangla Cash and Carry168 m
Forest Gate Food and Wine172 m
Mama Kiheta Congolese179 m
E&S Superstore234 m

Nearby cafes

Ramble Cafe114 m
Bagel Eats132 m
Cups & Jars145 m
Bela's Cafe and Food Mart182 m

Nearby restaurants

Fiorellino Pizza83 m
Fiore Truck85 m
Hummingbird Caribbean144 m
D&K Gambian149 m

Nearby pubs

The Ciderhouse144 m
Fox & Hounds250 m
Forest Tavern269 m
Giovannas Deli & Wine312 m

Nearby gyms

The Gym Factory114 m
The Reformery154 m
E7 Movement575 m
Regal Boxing576 m

Nearby pharmacies

Mansons Pharmacy485 m
Shan Pharmacy685 m

Nearby health

E7 Health174 m
The Forest Practice181 m
Food hygiene (5-star)38% of 138

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

44

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

59.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,768m
Crossrail 2 route7,099m

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
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)
27
Planning apps (3 years)
24
Local approval rate
63%
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)
138
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
308-314, 308-314, ROMFORD ROAD, E718 homes
completed
22-26, 22-26, Woodgrange Road, Forest Gate, E7 0HX15 homes
completed
39, Dames Road, Forest Gate, E7 0DR9 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 0LA

Full postcodeE7 0LA
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.551483
Longitude0.027343
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