Forest Gate North · Newham · Stratford and Bow constituency · 51.55426, 0.03511

E7 0LX— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 37/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
84
Schools
60
Transport
37
Environment
92
Investment
41

The bottom line

E7 0LX 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 0LX

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 0LX

🛡️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 0LX 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 · 6 min walk

KS2: 105.3

—

Secondary

Forest Gate Community School

Not yet inspected · 12 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 11 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 · 2.0km

Crime is 33% below 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£7,213/m²
Price per ft²£670/ft²
Avg floor area94.6 m²

EPC breakdown

C
7%
D
19%
E
4%

Based on 30 properties · Confidence: high

Street mix

Semi 10%Terraced 69%Detached 2%Flat 19%

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£236,500
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, 100 mm loft insulation
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

+7.4%

Total change

+822%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.2%

per year

Acceleration

+5.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 40 sales

Property Type Mix

Total: 40 sales

Detached2.5%
Semi-detached10%
Terraced67.5%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£109k+85.3%2
Post-dot-com plateau2001–2004£93k£208k+124.2%1.2
Pre-crash peak2006–2007£211k£185k-12.3%1.5
GFC & correction2008–2012£299k£325k+8.9%1.8
Help-to-Buy recovery2013–2016£243k£1.17m+381.5%1.2
Brexit uncertainty2018–2019£560k£580k+3.6%1.5
Pandemic surge2021–2021£800k£800k+0%1
Rate-rise correction2023–2023£910k£910k+0%1
Current market2025–2026£680k£543k-20.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
10.3%
District
9.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Manor Park StationElizabeth line line
8.7 min walk
Wanstead Park

Nearby stations

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

21

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

2.9 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

9

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)44
Nearest car park192m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Wanstead Flats Car Park
205m
🅿️
Alexandra Lake Car Park
651m

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: 8.5 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 — 7.3 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

9 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

626

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 753 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)

770m

Post office

Nearby shops

Martins Newsagent74 m
Mrs Food & Wine769 m
Bangla Cash and Carry789 m
Forest Gate Food and Wine793 m

Nearby cafes

Ramble Cafe517 m
Bela's Cafe and Food Mart691 m
Bagel Eats737 m
Cups & Jars764 m

Nearby restaurants

Fiore Truck542 m
Fiorellino Pizza548 m
D&K Gambian704 m
Hummingbird Caribbean762 m

Nearby pubs

The Forest Gate Hotel106 m
The Golden Fleece485 m
The Ciderhouse491 m
Rising Sun768 m

Nearby gyms

The Reformery482 m
The Gym Factory734 m
Aldersbrook Bowls Club870 m
Regal Boxing945 m

Nearby pharmacies

Shan Pharmacy741 m

Nearby health

Aldersbrook Medical Centre780 m
E7 Health781 m
The Forest Practice796 m
Newham Talking Therapies982 m
Food hygiene (5-star)50% of 16

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

41

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
Sales last 12 months2

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

17/100

Velocity score

Future outlook

36.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,301m
Crossrail 2 route7,556m

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)
20
Planning apps (3 years)
8
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
6, 6, Balmoral Road, Forest Gate, E7 0QZ2 homes
completed
166, Sebert Road, Forest Gate, E7 0NN2 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 0LX

Full postcodeE7 0LX
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.554262
Longitude0.035112
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