Forest Gate South · Newham · Stratford and Bow constituency · 51.54689, 0.02787

E7 8AA— Forest Gate South, Newham

Location and area intelligence for E7 8AA, Forest Gate South, Newham

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 66/100Yield 3.66%

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
72
Investment
63

The bottom line

E7 8AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E7 8AA

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 8AA

🛡️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🍕 Buzzing

“High-connectivity investment target”

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How E7 8AA 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 · 6 min walk

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 7 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 · 3 min walk

9 primaries · 4 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

92

Road safety score

8

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is +88% above London average

Property

Prices, sales volume and market trends

Avg floor area49.7 m²

EPC breakdown

B
6%
C
16%
D
26%
E
3%

Based on 51 properties · Confidence: high

Street mix

Terraced 15%Detached 5%Flat 75%Other 5%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£124,250
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

1998–2022 · CAGR

+-4.2%

Total change

-65%

Market Activity

Price Velocity & Acceleration

Current Velocity

+129.9%

per year

Acceleration

+180.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Terraced16.7%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£850k£61k-92.8%1.5
Post-dot-com plateau2001–2001£350k£350k+0%1
GFC & correction2009–2010£540k£150k-72.2%2.5
Help-to-Buy recovery2014–2016£200k£225k+12.5%1
Brexit uncertainty2017–2019£250k£264k+5.4%1.3
Pandemic surge2021–2021£131k£131k+0%1
Rate-rise correction2022–2022£300k£300k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
8%
District
7.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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 StationElizabeth line line
4.4 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
5 min walk
Forest GateNational Rail
5 min walk
Wanstead Park Rail StationSuffragette
7 min walk
Woodgrange Park Rail StationSuffragette
15 min walk
Upton Park Underground StationDistrict · Hammersmith & City
17 min walk
No bus stops within 400m

63

Walkability score

224

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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)80
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock2.3 km

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 km

Energy

Solar: 853 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 yield853.1 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

14 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

824

Parks (1km)

61

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 343 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

205m

Post office

Nearby shops

Tesco Express180 m
MK Bros Supermarket187 m
Woodgrange News209 m
Patel's Corner Shop258 m

Nearby cafes

Dessertz139 m
Coffee of Italy181 m
Candyfloss Crepeire239 m
Italian Espresso253 m

Nearby restaurants

McDonald's61 m
Spuds133 m
Palm Tree180 m
Subway185 m

Nearby pubs

Giovannas Deli & Wine310 m
Fox & Hounds417 m
Forest Tavern421 m
The Ciderhouse541 m

Nearby gyms

Regal Boxing127 m
The Gym Factory455 m
The Reformery544 m
Old Spotted Dog Ground681 m

Nearby pharmacies

Mansons Pharmacy194 m
Shan Pharmacy502 m
Akro Pharmacy787 m

Nearby health

The Forest Practice516 m
E7 Health544 m
Newham Talking Therapies638 m
Katherine Dental Care817 m
Food hygiene (5-star)36% of 222

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

63

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

45.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,340m
Crossrail 2 route7,166m

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)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
25
Local approval rate
63%
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)
132
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

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
Land To The Rear Of, 330, Romford Road, Forest Gate, E7 8BS27 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 8AA

Full postcodeE7 8AA
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.546887
Longitude0.027875
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