Forest Gate North · Newham · Stratford and Bow constituency · 51.55366, 0.03385

E7 0LW— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 38/100Yield 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
38
Environment
92
Investment
48

The bottom line

E7 0LW 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 0LW

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 0LW

🛡️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 0LW 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 10 min walk

3 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

Prices, sales volume and market trends

Avg floor area85.4 m²

EPC breakdown

C
17%
D
14%
E
5%
F
2%

Based on 38 properties · Confidence: high

Street mix

Terraced 80%Detached 3%Flat 17%

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£213,500
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

1995–2023 · CAGR

+9.7%

Total change

+1242%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.3%

per year

Acceleration

-2.53

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 56 sales

Property Type Mix

Total: 56 sales

Detached3.6%
Terraced82.1%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£153k+161.5%2
Post-dot-com plateau2001–2004£75k£185k+146.7%3.2
Pre-crash peak2005–2007£201k£245k+22%4.3
GFC & correction2008–2012£315k£265k-15.9%1.3
Help-to-Buy recovery2013–2016£280k£560k+100%2.5
Brexit uncertainty2017–2018£654k£725k+10.8%1.5
Rate-rise correction2023–2023£785k£785k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Weakest performer

Terraced

+1.4% alpha

Flat/maisonette+2.2% α
Local
20.1%
District
17.9%
Terraced+1.4% α
Local
9.7%
District
8.3%

CAGR over 4yr 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
9.7 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
Manor Park Rail StationElizabeth line
11 min walk
Woodgrange Park Rail StationSuffragette
11 min walk
No bus stops within 400m

22

Walkability score

61

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 park90m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Wanstead Flats Car Park
186m
🅿️
Alexandra Lake Car Park
752m

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

10 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 3.4 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

636

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 · 737 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)

710m

Post office

Nearby shops

Martins Newsagent52 m
Bangla Cash and Carry680 m
Forest Gate Food and Wine684 m
Mama Kiheta Congolese686 m

Nearby cafes

Ramble Cafe406 m
Bela's Cafe and Food Mart591 m
Bagel Eats630 m
Cups & Jars656 m

Nearby restaurants

Fiore Truck432 m
Fiorellino Pizza438 m
D&K Gambian600 m
Hummingbird Caribbean653 m

Nearby pubs

The Forest Gate Hotel8 m
The Ciderhouse380 m
The Golden Fleece582 m
Rising Sun755 m

Nearby gyms

The Reformery372 m
The Gym Factory624 m
Regal Boxing850 m
Aldersbrook Bowls Club944 m

Nearby pharmacies

Shan Pharmacy679 m
Mansons Pharmacy926 m

Nearby health

E7 Health674 m
The Forest Practice688 m
Aldersbrook Medical Centre866 m
Newham Talking Therapies931 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

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

27.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,200m
Crossrail 2 route7,514m

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)
22
Planning apps (3 years)
10
Local approval rate
64%
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
6, 6, Balmoral Road, Forest Gate, E7 0QZ2 homes
completed
12, Cranmer Road, Forest Gate, E7 0JW2 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 0LW

Full postcodeE7 0LW
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.553663
Longitude0.033845
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