Forest Gate South · Newham · Stratford and Bow constituency · 51.54905, 0.02783

E7 0PJ— Forest Gate South, Newham

Location and area intelligence for E7 0PJ, Forest Gate South, Newham

The family fortress

 

Top 10% LondonSchools 100%Safety 84/100Transport 63/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
84
Schools
60
Transport
63
Environment
71
Investment
48

The bottom line

E7 0PJ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E7 0PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for E7 0PJ

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E7 0PJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Woodgrange Infant School

Not yet inspected · Inspected Mar 2025 · 3 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 4 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 · 2 min walk

7 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

40.3 incidents per 1,000 residents

Better than 71% of London
→ Stable

-55% vs borough

Crime by type

Violence & sexual offences30%
Other25%
Vehicle crime14%
Anti-social behaviour13%
Theft7%
Burglary5%
Drug offences3%
Robbery3%

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 · 1.3km

Crime is 38% 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£8,720/m²
Price per ft²£810/ft²
Avg floor area114.7 m²

EPC breakdown

B
1%
C
3%
D
12%
E
10%
G
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 3%Terraced 64%Detached 5%Flat 26%Other 3%

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£286,750
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+10.1%

Total change

+1864%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.4%

per year

Acceleration

+12.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Detached5.7%
Semi-detached2.9%
Terraced68.6%
Flat/maisonette22.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£131k+87.8%2
Post-dot-com plateau2001–2003£190k£68k-64.2%1
Pre-crash peak2005–2007£385k£300k-22.1%1.3
GFC & correction2008–2012£211k£380k+80.1%1.2
Help-to-Buy recovery2014–2016£210k£865k+311.9%1.5
Brexit uncertainty2018–2018£398k£398k+0%1
Pandemic surge2021–2021£470k£470k+0%2
Rate-rise correction2023–2023£825k£825k+0%2
Current market2024–2026£675k£1.36m+102.2%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.2%
District
8.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Forest Gate Rail StationElizabeth line
3 min walk
Wanstead Park Rail StationSuffragette
4 min walk
Wanstead ParkNational Rail
4 min walk
Woodgrange Park Rail StationSuffragette
14 min walk
Manor Park Rail StationElizabeth line
17 min walk
No bus stops within 400m

67

Walkability score

255

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria48 min ↑
Waterloo45 min ↑
Canary Wharf ★33 min
City39 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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)71
Nearest car park246m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Wanstead Flats Car Park
747m

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: 7.8 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 67%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.8 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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

16 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

822

Parks (1km)

56

Restaurants (800m)

23

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

9

Convenience

Nearest supermarketCo-op Food · 223 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

254m

Post office

Nearby shops

Mama Kiheta Congolese218 m
Magazin Romanesc220 m
Safiya Fruit & Vegetables221 m
MK Bros Supermarket228 m

Nearby cafes

Baba Foods203 m
Tasty Treats222 m
Costa228 m
The Globe Lounge241 m

Nearby restaurants

Pizza Klub Grill House189 m
Moon House190 m
Pizza Hut Delivery190 m
Pizza Haven198 m

Nearby pubs

Giovannas Deli & Wine191 m
Fox & Hounds249 m
Forest Tavern263 m
The Ciderhouse310 m

Nearby gyms

The Gym Factory232 m
Regal Boxing309 m
The Reformery315 m
E7 Movement775 m

Nearby pharmacies

Mansons Pharmacy264 m
Shan Pharmacy524 m

Nearby health

The Forest Practice311 m
E7 Health333 m
Newham Talking Therapies737 m
Green Street Dental Practice1.1 km
Food hygiene (5-star)38% of 190

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

A

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,549m
Crossrail 2 route7,149m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,760 nationally

1,884

Est. population

18,817/km²

56%

Employed

40%

Degree educated

£41,900

Median income

6.3%

Claimant rate

Inner cityVery high densityEstablished mixed

42

Community stability

Age profile

28%
23%
23%
15%
Under 1828%
18–3423%
35–4923%
50–6415%
65+11%

Tenure

31%
21%
33%
14%
Own outright31%
Own (mortgage)21%
Private rent33%
Social rent14%
Shared ownership0%
Rent free1%

Ethnicity

57%
19%
White British11%
White Other6%
Asian57%
Black19%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine17%
No car household33%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent33%
Social rent14%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
26
Local approval rate
55%
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)
139
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW160 homes
completed
140 - 150, 140 - 150, Earlham Grove, Forest Gate, E7 9AB78 homes
completed
4-20, 4-20, WOODGRANGE ROAD, E777 homes
completed
39A To 49A, 39A To 49A, Woodgrange Road, Forest Gate, E7 8BA74 homes
completed
138, 138, Earlham Grove, Forest Gate, E7 9AS36 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

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Key facts for E7 0PJ

Full postcodeE7 0PJ
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.549047
Longitude0.027826
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