Forest Gate South · Newham · East Ham constituency · 51.54955, 0.03748

E7 0PY— Forest Gate South, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 51/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
81
Schools
100
Transport
51
Environment
70
Investment
49

The bottom line

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

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Location

E7 0PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E7 0PY

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E7 0PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sandringham Primary School

Not yet inspected · 5 min walk

KS2: 108.3

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 13 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 10 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-30% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour13%
Vehicle crime12%
Drug offences7%
Burglary7%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.9km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area56.7 m²

EPC breakdown

C
3%
D
16%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£141,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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

1997–2011 · CAGR

+7.2%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-88.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£113k£135k+19.2%1.5
Post-dot-com plateau2001–2004£210k£460k+119%1.3
Pre-crash peak2005–2007£340k£450k+32.4%1.3
GFC & correction2011–2011£300k£300k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.6% alpha

Terraced-4.6% α
Local
11%
District
15.6%

CAGR over 9yr 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
Manor Park StationElizabeth line line
7.3 min walk
Woodgrange Park

Nearby stations

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

46

Walkability score

203

Footpaths (500m)

0

Santander docks (800m)

3.0 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

5

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)12
Nearest car park468m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Wanstead Flats Car Park
708m

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: 8.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.7 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

16 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

625

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 219 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)

294m

Post office

Nearby shops

Mrs Food & Wine290 m
Martins Newsagent501 m
Patel's Corner Shop544 m
Presco Food And Wine727 m

Nearby cafes

Cafe 621477 m
Roast & Co485 m
Alnuur531 m
Ramble Cafe634 m

Nearby restaurants

Elvet Steakhouse409 m
Pizza Grove463 m
Yong Xiang The Great Chinese Takeaway465 m
Bagel Town522 m

Nearby pubs

Rising Sun240 m
The Forest Gate Hotel529 m
The Ciderhouse607 m
The Golden Fleece662 m

Nearby gyms

The Reformery598 m
Regal Boxing644 m

Nearby pharmacies

Shan Pharmacy276 m
Manor Park Pharmacy666 m
Akro Pharmacy753 m

Nearby health

Newham Talking Therapies453 m
The Dental Practice736 m
Katherine Dental Care786 m
Food hygiene (5-star)33% of 43

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

49

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

33.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,920m
Crossrail 2 route7,814m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,813 nationally

1,916

Est. population

6,405/km²

56%

Employed

42%

Degree educated

£37,600

Median income

6.4%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

24%
22%
25%
16%
Under 1824%
18–3422%
35–4925%
50–6416%
65+13%

Tenure

26%
27%
28%
17%
Own outright26%
Own (mortgage)27%
Private rent28%
Social rent17%
Shared ownership2%
Rent free0%

Ethnicity

21%
49%
White British21%
White Other11%
Asian49%
Black12%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household37%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent28%
Social rent17%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
14
Local approval rate
67%
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)
30
Largest scheme
123 homes · FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12123 homes
completed
WOODGRANGE PARK GOODS YARD, WOODGRANGE PARK GOODS YARD, MANOR PARK, E12108 homes
completed
512A-514, 512A-514, ROMFORD ROAD, E7 8AE29 homes
completed
LAND ADJACENT TO WOODGRANGE COURT (1-8), LAND ADJACENT TO WOODGRANGE COURT (1-8), HAMPTON ROAD, E726 homes
completed
THE MANOR HOUSE, THE MANOR HOUSE, GLADDING ROAD, E12 5DD14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

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Key facts for E7 0PY

Full postcodeE7 0PY
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.549554
Longitude0.037484
Parliamentary constituencyEast Ham
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