Forest Gate South · Newham · Stratford and Bow constituency · 51.54783, 0.02924

E7 0QX— Forest Gate South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 66/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
68
Safety
72
Schools
100
Transport
66
Environment
71
Investment
50

The bottom line

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

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Location

E7 0QX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+88.0% vs London avg

Deep-dive guides for E7 0QX

🛡️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🍕 Buzzing

“High-connectivity investment target”

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How E7 0QX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodgrange Infant School

Not yet inspected · Inspected Mar 2025 · 5 min walk

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 8 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

122.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+35% vs borough

Crime by type

Other33%
Anti-social behaviour15%
Violence & sexual offences15%
Vehicle crime11%
Robbery9%
Theft8%
Burglary5%
Drug offences5%

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 · 1.3km

Crime is +88% above 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£4,221/m²
Price per ft²£392/ft²
Avg floor area80.8 m²

EPC breakdown

C
17%
D
26%
E
10%
F
2%

Based on 55 properties · Confidence: high

Street mix

Semi 5%Terraced 30%Detached 5%Flat 60%

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£202,000
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)
Roof(another dwelling above)
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

1995–2024 · CAGR

+4.5%

Total change

+261%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.9%

per year

Acceleration

-29.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 53 sales

Property Type Mix

Total: 53 sales

Detached5.7%
Semi-detached5.7%
Terraced30.2%
Flat/maisonette58.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£72k-19.7%2.2
Post-dot-com plateau2001–2004£89k£575k+546.1%2.3
Pre-crash peak2005–2007£161k£170k+5.6%2.7
GFC & correction2008–2011£388k£173k-55.5%1.8
Help-to-Buy recovery2013–2016£755k£721k-4.5%2
Brexit uncertainty2017–2017£360k£360k+0%2
Rate-rise correction2022–2023£413k£433k+4.8%3
Current market2024–2024£325k£325k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Weakest performer

Terraced

-1.6% alpha

Flat/maisonette-0.3% α
Local
6.9%
District
7.2%
Terraced-1.6% α
Local
6.9%
District
8.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing24
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Forest Gate Rail StationElizabeth line line
4.6 min walk
Wanstead Park

Nearby stations

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

57

Walkability score

180

Footpaths (500m)

0

Santander docks (800m)

2.4 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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)63
Nearest car park78m
Santander docks (800m)0
Nearest cycle dock2.4 km

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: 7.8 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 64%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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

15 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

842

Parks (1km)

59

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (320 m)

Nearest supermarketCo-op Food · 356 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)

289m

Post office

Nearby shops

Patel's Corner Shop224 m
Tesco Express263 m
MK Bros Supermarket264 m
Woodgrange News289 m

Nearby cafes

Dessertz165 m
Coffee of Italy294 m
Costa328 m
Baba Foods352 m

Nearby restaurants

Spuds154 m
McDonald's185 m
Elvet Steakhouse291 m
Subway291 m

Nearby pubs

Giovannas Deli & Wine320 m
Fox & Hounds405 m
Forest Tavern415 m
The Ciderhouse426 m

Nearby gyms

Regal Boxing150 m
The Gym Factory399 m
The Reformery428 m
Old Spotted Dog Ground822 m

Nearby pharmacies

Mansons Pharmacy287 m
Shan Pharmacy401 m
Akro Pharmacy783 m

Nearby health

The Forest Practice478 m
E7 Health501 m
Newham Talking Therapies585 m
Katherine Dental Care816 m
Food hygiene (5-star)36% of 208

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

50

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

59

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,477m
Crossrail 2 route7,255m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,710 nationally

1,969

Est. population

18,009/km²

50%

Employed

33%

Degree educated

£37,700

Median income

10.2%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

32%
22%
25%
14%
Under 1832%
18–3423%
35–4925%
50–6414%
65+7%

Tenure

41%
37%
Own outright11%
Own (mortgage)9%
Private rent41%
Social rent37%
Shared ownership1%
Rent free1%

Ethnicity

50%
20%
White British10%
White Other10%
Asian50%
Black20%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine23%
No car household60%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent41%
Social rent37%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
27
Local approval rate
58%
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)
127
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

4-20, 4-20, WOODGRANGE ROAD, E777 homes
completed
Land To The Rear Of, 330, Romford Road, Forest Gate, E7 8BS27 homes
completed
370, 370, Romford Road, Finden Road, Forest Gate, E7 8BS26 homes
completed
308-314, 308-314, ROMFORD ROAD, E718 homes
completed
22-26, 22-26, Woodgrange Road, Forest Gate, E7 0HX15 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 0QX

Full postcodeE7 0QX
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.547826
Longitude0.029243
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