Forest Gate North · Newham · Stratford and Bow constituency · 51.55095, 0.03119

E7 0NL— Forest Gate North, Newham

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

The family fortress

 

Top 10% LondonSchools 100%Safety 84/100Transport 53/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
84
Schools
60
Transport
53
Environment
92
Investment
42

The bottom line

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

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Location

E7 0NL

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 0NL

🛡️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 0NL 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 · 2 min walk

KS2: 105.3

—

Secondary

Forest Gate Community School

Not yet inspected · 7 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 5 min walk

5 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.6km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,006/m²
Price per ft²£465/ft²
Avg floor area94.8 m²

EPC breakdown

B
1%
C
5%
D
26%
E
7%
F
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 94%Flat 6%

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£237,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5%

Total change

+354%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.0%

per year

Acceleration

-67.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Terraced93.8%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£97k£54k-44.3%1
Post-dot-com plateau2001–2004£115k£250k+117.4%1
Pre-crash peak2005–2005£425k£425k+0%1
GFC & correction2011–2011£282k£282k+0%1
Help-to-Buy recovery2015–2016£615k£505k-17.9%1.5
Brexit uncertainty2017–2018£622k£772k+24.1%1.5
Current market2026–2026£440k£440k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+15.3% alpha

Terraced+15.3% α
Local
23.1%
District
7.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Wanstead Park Rail StationSuffragette
4 min walk
Wanstead ParkNational Rail
4 min walk
Forest Gate Rail StationElizabeth line
6 min walk
Woodgrange Park Rail StationSuffragette
12 min walk
Manor Park Rail StationElizabeth line
13 min walk
No bus stops within 400m

47

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

2.6 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)

3

EV chargers (800m)

Total spaces (800m)47
Nearest car park266m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Wanstead Flats Car Park
471m

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: 8.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

15 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalRainbow Ward · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

713

Parks (1km)

31

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 494 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

488m

Post office

Nearby shops

Martins Newsagent385 m
Mama Kiheta Congolese400 m
Bangla Cash and Carry411 m
Forest Gate Food and Wine412 m

Nearby cafes

Ramble Cafe171 m
Bagel Eats403 m
Cups & Jars405 m
The Globe Lounge416 m

Nearby restaurants

Fiorellino Pizza195 m
Fiore Truck199 m
Pizza Haven396 m
Hummingbird Caribbean405 m

Nearby pubs

The Ciderhouse146 m
The Forest Gate Hotel360 m
Fox & Hounds468 m
Giovannas Deli & Wine473 m

Nearby gyms

The Reformery138 m
The Gym Factory354 m
Regal Boxing507 m

Nearby pharmacies

Shan Pharmacy457 m
Mansons Pharmacy579 m
Akro Pharmacy997 m

Nearby health

The Forest Practice443 m
E7 Health443 m
Newham Talking Therapies721 m
Katherine Dental Care1.0 km
Food hygiene (5-star)37% of 115

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

42

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 score22/100
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

50

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,846m
Crossrail 2 route7,368m

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)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
21
Local approval rate
59%
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)
110
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

370, 370, Romford Road, Finden Road, Forest Gate, E7 8BS26 homes
completed
82, 82, Sebert Road, Forest Gate, E7 0NH7 homes
completed
62, 62, Claremont Road, Forest Gate, E7 0PZ5 homes
completed
55, 55, Windsor Road, Forest Gate, E7 0QY4 homes
completed
53, 53, Windsor Road, Forest Gate, E7 0QY4 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 0NL

Full postcodeE7 0NL
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.550949
Longitude0.031185
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