Forest Gate North · Newham · Stratford and Bow constituency · 51.55247, 0.03385

E7 0LS— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 39/100Yield 3.66%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
62
Safety
84
Schools
60
Transport
39
Environment
92
Investment
48

The bottom line

E7 0LS 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.

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Location

E7 0LS

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 0LS

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E7 0LS 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 · 10 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 9 min walk

4 primaries · 1 secondaries · 1 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)

2

Serious within 200m

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

Prices, sales volume and market trends

Avg floor area82.8 m²

EPC breakdown

C
4%
D
8%
E
3%
G
2%

Based on 17 properties · Confidence: medium

Street mix

Terraced 85%Flat 15%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£207,000
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)
Roof(another dwelling above)
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

1996–2021 · CAGR

+9%

Total change

+765%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.3%

per year

Acceleration

-37.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£154k+111.6%1.4
Post-dot-com plateau2001–2004£53k£205k+286.8%2
Pre-crash peak2007–2007£290k£290k+0%1
GFC & correction2010–2012£233k£315k+35.5%2.5
Help-to-Buy recovery2015–2015£508k£508k+0%2
Pandemic surge2021–2021£632k£632k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.2% alpha

Terraced+2.2% α
Local
12.4%
District
10.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
8.9 min walk
Wanstead Park

Nearby stations

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

27

Walkability score

106

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

7

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)12
Nearest car park58m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Wanstead Flats Car Park
308m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.1 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

12 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 3.2 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

634

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 629 m

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)

578m

Post office

Nearby shops

Martins Newsagent144 m
Mrs Food & Wine577 m
Mama Kiheta Congolese625 m
Bangla Cash and Carry626 m

Nearby cafes

Ramble Cafe351 m
Bela's Cafe and Food Mart580 m
Bagel Eats593 m
Cups & Jars609 m

Nearby restaurants

Fiore Truck380 m
Fiorellino Pizza383 m
D&K Gambian578 m
Hummingbird Caribbean608 m

Nearby pubs

The Forest Gate Hotel141 m
The Ciderhouse321 m
The Golden Fleece624 m
Rising Sun649 m

Nearby gyms

The Reformery311 m
The Gym Factory569 m
Regal Boxing727 m
Aldersbrook Bowls Club1.1 km

Nearby pharmacies

Shan Pharmacy547 m
Mansons Pharmacy829 m
Akro Pharmacy1.1 km

Nearby health

E7 Health636 m
The Forest Practice645 m
Newham Talking Therapies802 m
Aldersbrook Medical Centre994 m
Food hygiene (5-star)48% of 29

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

48

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

28.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,083m
Crossrail 2 route7,543m

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)
26
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)
4
Largest scheme
123 homes · FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12
Pipeline pressure
NONE

Named schemes (500m)

62, 62, Claremont Road, Forest Gate, E7 0PZ5 homes
completed
95, 95, Windsor Road, Forest Gate, E7 0RA5 homes
completed
196, 196, Osbourne Road, Forest Gate, E7 0RP4 homes
completed
106, 106, Hampton Road, Forest Gate, E7 0NU4 homes
completed
108, 108, Hampton Road, Forest Gate South, E7 0NU4 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 0LS

Full postcodeE7 0LS
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.552467
Longitude0.033849
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