Forest Gate South · Newham · Stratford and Bow constituency · 51.54901, 0.03296

E7 0QA— Forest Gate South, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 54/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
84
Schools
100
Transport
54
Environment
72
Investment
44

The bottom line

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

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Location

E7 0QA

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 0QA

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

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Postcode Personality

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

“The family fortress”

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How E7 0QA 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 · 4 min walk

KS2: 108.3

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 10 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 6 min walk

7 primaries · 2 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 · 1.6km

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£13,118/m²
Price per ft²£1,219/ft²
Avg floor area124.3 m²

EPC breakdown

C
3%
D
10%
E
6%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 13%Terraced 69%Detached 6%Flat 13%

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£310,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.6%

Total change

+1465%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

-289.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Semi-detached12.5%
Terraced68.8%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£100k£212k+111.5%1.4
Post-dot-com plateau2001–2001£275k£275k+0%1
Pre-crash peak2007–2007£183k£183k+0%1
GFC & correction2012–2012£550k£550k+0%1
Help-to-Buy recovery2015–2015£845k£845k+0%1
Brexit uncertainty2017–2017£925k£925k+0%1
Rate-rise correction2023–2023£369k£369k+0%1
Current market2024–2025£1.46m£1.56m+7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-5.1% alpha

Terraced-5.1% α
Local
26.5%
District
31.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
7.2 min walk
Wanstead Park

Nearby stations

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

46

Walkability score

203

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria54 min ↑
Waterloo53 min ↑
Canary Wharf ★41 min
City41 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)55
Nearest car park291m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Wanstead Flats Car Park
678m

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 AONB34% green spaceTree canopy: 13%
More green space than 89% 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

PLASHET ROAD MEDICAL CENTRE

152 PLASHET ROAD, UPTON PARK, PLAISTOW, E13 0QT

16 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalRainbow Ward · 2.9 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

672

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Ciderhouse (384 m)

Nearest supermarketSri Supermarket · 472 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

241m

Post office

Nearby shops

Mrs Food & Wine243 m
Patel's Corner Shop309 m
Martins Newsagent531 m
Mama Kiheta Congolese539 m

Nearby cafes

Dessertz370 m
Ramble Cafe402 m
Roast & Co485 m
Alnuur542 m

Nearby restaurants

Elvet Steakhouse224 m
Spuds364 m
Fiorellino Pizza416 m
Fiore Truck423 m

Nearby pubs

The Ciderhouse384 m
Rising Sun499 m
The Forest Gate Hotel529 m
Giovannas Deli & Wine547 m

Nearby gyms

Regal Boxing364 m
The Reformery378 m
The Gym Factory518 m

Nearby pharmacies

Shan Pharmacy212 m
Mansons Pharmacy571 m
Akro Pharmacy750 m

Nearby health

Newham Talking Therapies473 m
The Forest Practice612 m
E7 Health622 m
Katherine Dental Care786 m
Food hygiene (5-star)29% of 91

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

44

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

47.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,717m
Crossrail 2 route7,504m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
20
Local approval rate
60%
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)
56
Largest scheme
123 homes · FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12
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
108 & 108A, 108 & 108A, Windsor Road, Forest Gate, E7 0RB6 homes
completed
62, 62, Claremont Road, Forest Gate, E7 0PZ5 homes
completed
95, 95, Windsor Road, Forest Gate, E7 0RA5 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 0QA

Full postcodeE7 0QA
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.549012
Longitude0.032960
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