Forest Gate South · Newham · Stratford and Bow constituency · 51.54830, 0.03300

E7 0QY— Forest Gate South, Newham

Location and area intelligence for E7 0QY, 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 0QY offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E7 0QY

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 0QY

🛡️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 0QY 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 · 3 min walk

KS2: 108.3

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 9 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 6 min walk

8 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)

1

Serious within 200m

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£12,742/m²
Price per ft²£1,184/ft²
Avg floor area98.3 m²

EPC breakdown

B
1%
C
11%
D
52%
E
9%
F
2%
G
2%

Based on 77 properties · Confidence: high

Street mix

Semi 3%Terraced 66%Detached 2%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£245,750
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+7%

Total change

+670%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.3%

per year

Acceleration

-103.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 59 sales

Property Type Mix

Total: 59 sales

Detached1.7%
Semi-detached3.4%
Terraced71.2%
Flat/maisonette23.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£116k£210k+81.4%3.4
Post-dot-com plateau2001–2004£78k£300k+284.6%2.5
Pre-crash peak2005–2007£123k£193k+57.1%1.7
GFC & correction2009–2011£491k£178k-63.7%1.5
Help-to-Buy recovery2013–2016£585k£333k-43.1%2.2
Brexit uncertainty2017–2018£738k£646k-12.4%3
Pandemic surge2021–2021£700k£700k+0%2
Rate-rise correction2023–2023£621k£621k+0%2
Current market2024–2025£1.13m£892k-21.3%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette+0.3% α
Local
12%
District
11.7%
Terraced-0.4% α
Local
7.7%
District
8.1%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing6
Trend Position40

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
7.4 min walk
Wanstead Park

Nearby stations

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

49

Walkability score

216

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 park247m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Wanstead Flats Car Park
758m

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: 22%
More green space than 89% 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

5

Dentists within 1km

Nearest hospitalRainbow Ward · 2.8 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

678

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Ciderhouse (449 m)

Nearest supermarketSri Supermarket · 459 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)

185m

Post office

Nearby shops

Mrs Food & Wine188 m
Patel's Corner Shop237 m
Tesco Express529 m
MK Bros Supermarket529 m

Nearby cafes

Dessertz314 m
Roast & Co416 m
Ramble Cafe464 m
Alnuur473 m

Nearby restaurants

Elvet Steakhouse145 m
Spuds308 m
Zu's Sizzlers363 m
Allstars Gourmet372 m

Nearby pubs

The Ciderhouse449 m
Rising Sun485 m
Giovannas Deli & Wine556 m
The Forest Gate Hotel607 m

Nearby gyms

Regal Boxing310 m
The Reformery444 m
The Gym Factory556 m
Gym Spot1.2 km

Nearby pharmacies

Shan Pharmacy160 m
Mansons Pharmacy553 m
Akro Pharmacy676 m

Nearby health

Newham Talking Therapies408 m
The Forest Practice649 m
E7 Health662 m
Katherine Dental Care712 m
Food hygiene (5-star)29% of 99

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

45.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,649m
Crossrail 2 route7,512m

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)
31
Planning apps (3 years)
24
Local approval rate
65%
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)
55
Largest scheme
123 homes · FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12
Pipeline pressure
NONE

Named schemes (500m)

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
347, 347, Romford Road, Forest Gate, E7 8AA8 homes
completed
108 & 108A, 108 & 108A, Windsor Road, Forest Gate, E7 0RB6 homes
completed
62, 62, Claremont Road, Forest Gate, E7 0PZ5 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 0QY

Full postcodeE7 0QY
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.548301
Longitude0.033000
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