Forest Gate South · Newham · East Ham constituency · 51.54800, 0.03707

E7 8AD— Forest Gate South, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 43/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
61
Safety
80
Schools
100
Transport
43
Environment
71
Investment
59

The bottom line

E7 8AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E7 8AD

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-10.5% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for E7 8AD

🛡️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 8AD 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 · 11 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

St Stephen's Nursery School

Not inspected · 14 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.7 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-19% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime14%
Theft7%
Robbery4%
Burglary1%
Drug offences1%

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.9km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area101.9 m²

EPC breakdown

C
8%
D
21%
E
5%

Based on 34 properties · Confidence: high

Street mix

Semi 17%Terraced 61%Flat 22%

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£254,750
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, 100 mm loft insulation
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

1997–2023 · CAGR

+9.9%

Total change

+1052%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

+10.37

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached18.2%
Terraced66.7%
Flat/maisonette15.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£57k£102k+76.5%2.3
Post-dot-com plateau2001–2004£108k£206k+91%2
Pre-crash peak2005–2007£160k£297k+85.6%1.7
GFC & correction2008–2012£279k£106k-62%1.2
Help-to-Buy recovery2013–2015£315k£395k+25.5%1.3
Brexit uncertainty2018–2019£710k£650k-8.5%1
Rate-rise correction2023–2023£663k£663k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
11.7%
District
10.4%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing10
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Manor Park StationElizabeth line line
8.8 min walk
Woodgrange Park

Nearby stations

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

49

Walkability score

226

Footpaths (500m)

0

Santander docks (800m)

2.9 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

5

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)59
Nearest car park506m
Santander docks (800m)0
Nearest cycle dock2.9 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 64%
More green space than 85% of London

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

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

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

591

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 176 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)

150m

Post office

Nearby shops

Mrs Food & Wine146 m
Patel's Corner Shop425 m
Madaripur Food633 m
Mala Holdings653 m

Nearby cafes

Roast & Co310 m
Alnuur356 m
Cafe 621540 m
Dessertz542 m

Nearby restaurants

Elvet Steakhouse288 m
Zu's Sizzlers475 m
Allstars Gourmet479 m
Lahore Xpress491 m

Nearby pubs

Rising Sun203 m
The Ciderhouse669 m
The Forest Gate Hotel676 m
Blakesley Arms800 m

Nearby gyms

Regal Boxing545 m
The Reformery662 m

Nearby pharmacies

Shan Pharmacy149 m
Akro Pharmacy579 m
Manor Park Pharmacy745 m
Plashet Pharmacy1.1 km

Nearby health

Newham Talking Therapies278 m
Katherine Dental Care613 m
Plashet Harmony Practice1.0 km
Green Street Dental Practice1.0 km
Food hygiene (5-star)27% of 92

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

59

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 score14/100
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

23

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,755m
Crossrail 2 route7,796m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,667 nationally

1,833

Est. population

22,488/km²

54%

Employed

33%

Degree educated

£37,600

Median income

7.4%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

29%
24%
25%
15%
Under 1829%
18–3424%
35–4925%
50–6415%
65+7%

Tenure

22%
17%
48%
Own outright22%
Own (mortgage)17%
Private rent48%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

65%
White British7%
White Other10%
Asian65%
Black11%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine22%
No car household48%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent48%
Social rent12%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
21
Local approval rate
62%
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
453, Katherine Road, Forest Gate, E7 8LS20 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 8AD

Full postcodeE7 8AD
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.547996
Longitude0.037068
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