Forest Gate North · Newham · Stratford and Bow constituency · 51.55337, 0.03395

E7 0LP— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 38/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
62
Safety
84
Schools
60
Transport
38
Environment
92
Investment
39

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E7 0LP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E7 0LP meets your needs.

Location

E7 0LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for E7 0LP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E7 0LP with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E7 0LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Godwin Junior School

Not yet inspected · 4 min walk

KS2: 105.3

—

Secondary

Forest Gate Community School

Not yet inspected · 11 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 · 10 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

43.5 incidents per 1,000 residents

Better than 68% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour21%
Other21%
Vehicle crime16%
Drug offences4%
Burglary4%
Theft2%
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 · 1.9km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,557/m²
Price per ft²£795/ft²
Avg floor area87.2 m²

EPC breakdown

C
8%
D
26%
E
9%

Based on 43 properties · Confidence: high

Street mix

Semi 12%Terraced 69%Detached 4%Flat 16%

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£218,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.8%

Total change

+1262%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.7%

per year

Acceleration

-20.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 79 sales

Property Type Mix

Total: 79 sales

Detached3.8%
Semi-detached12.7%
Terraced68.4%
Flat/maisonette15.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£140k+112.1%2
Post-dot-com plateau2001–2004£172k£246k+42.5%4
Pre-crash peak2005–2007£230k£313k+35.9%3.7
GFC & correction2009–2011£275k£230k-16.4%2.3
Help-to-Buy recovery2013–2016£391k£558k+42.8%2.5
Brexit uncertainty2017–2019£466k£508k+8.9%2.3
Pandemic surge2020–2021£320k£420k+31.2%1.5
Rate-rise correction2022–2023£480k£385k-19.8%4.5
Current market2024–2026£630k£899k+42.7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced+1% α
Local
9.2%
District
8.2%
Flat/maisonette-0.6% α
Local
1.1%
District
1.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Forest Gate Rail StationElizabeth line line
9.6 min walk
Wanstead Park

Nearby stations

Wanstead Park Rail StationSuffragette
7 min walk
Wanstead ParkNational Rail
7 min walk
Forest Gate Rail StationElizabeth line
10 min walk
Woodgrange Park Rail StationSuffragette
11 min walk
Manor Park Rail StationElizabeth line
11 min walk
No bus stops within 400m

24

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria58 min ↑
Waterloo53 min ↑
Canary Wharf ★41 min
City47 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

8

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park64m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Wanstead Flats Car Park
217m
🅿️
Alexandra Lake Car Park
777m

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: 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: 8.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
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

ALDERSBROOK MEDICAL CENTRE

65 ALDERSBROOK ROAD, MANOR PARK, E12 5DL

11 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

638

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 706 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

677m

Post office

Nearby shops

Martins Newsagent56 m
Bangla Cash and Carry671 m
Mama Kiheta Congolese675 m
Forest Gate Food and Wine675 m

Nearby cafes

Ramble Cafe396 m
Bela's Cafe and Food Mart592 m
Bagel Eats625 m
Cups & Jars649 m

Nearby restaurants

Fiore Truck422 m
Fiorellino Pizza427 m
D&K Gambian599 m
Hummingbird Caribbean646 m

Nearby pubs

The Forest Gate Hotel40 m
The Ciderhouse368 m
The Golden Fleece583 m
Rising Sun725 m

Nearby gyms

The Reformery359 m
The Gym Factory615 m
Regal Boxing822 m
Aldersbrook Bowls Club975 m

Nearby pharmacies

Shan Pharmacy646 m
Mansons Pharmacy906 m

Nearby health

E7 Health669 m
The Forest Practice682 m
Aldersbrook Medical Centre895 m
Newham Talking Therapies898 m
Food hygiene (5-star)57% of 23

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

E

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,175m
Crossrail 2 route7,536m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,215 nationally

1,955

Est. population

18,082/km²

61%

Employed

44%

Degree educated

£41,900

Median income

6.2%

Claimant rate

SuburbanVery high densityEstablished mixed

47

Community stability

Age profile

22%
23%
23%
21%
Under 1822%
18–3423%
35–4923%
50–6421%
65+11%

Tenure

26%
29%
25%
20%
Own outright26%
Own (mortgage)29%
Private rent25%
Social rent20%
Rent free0%

Ethnicity

38%
17%
24%
White British38%
White Other17%
Asian24%
Black11%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine17%
No car household36%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent19%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
11
Local approval rate
65%
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)
3
Largest scheme
123 homes · FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12
Pipeline pressure
NONE

Named schemes (500m)

106, 106, Hampton Road, Forest Gate, E7 0NU4 homes
completed
108, 108, Hampton Road, Forest Gate South, E7 0NU4 homes
completed
59, 59, Tylney Road, Forest Gate, E7 0LY3 homes
completed
128, 128, Sebert Road, Forest Gate, E7 0NL2 homes
completed
99, 99, Godwin Road, Forest Gate, E7 0LW2 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

Live in E7 0LP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E7 0LP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E7 0LP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E7 0LP

Full postcodeE7 0LP
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.553374
Longitude0.033947
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