Green Street East · Newham · East Ham constituency · 51.54676, 0.03843

E7 8AR— Green Street East, Newham

Location and area intelligence for E7 8AR, Green Street East, Newham

The family fortress

 

Schools 100%Safety 80/100Transport 55/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
80
Schools
100
Transport
55
Environment
69
Investment
47

The bottom line

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

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Location

E7 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E7 8AR

🛡️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 8AR 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 13 min walk

9 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.9km

Crime is +13% 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£7,135/m²
Price per ft²£663/ft²
Avg floor area92.1 m²

EPC breakdown

C
6%
D
27%
E
5%

Based on 38 properties · Confidence: high

Street mix

Terraced 100%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£230,250
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)
RoofPitched, no insulation (assumed)
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

1997–2025 · CAGR

+8.1%

Total change

+795%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.3%

per year

Acceleration

+20.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£73k£98k+34.2%2.3
Post-dot-com plateau2001–2004£130k£195k+50%1.5
Pre-crash peak2005–2006£217k£236k+9%1.5
GFC & correction2010–2012£218k£242k+11%1
Brexit uncertainty2017–2017£430k£430k+0%2
Pandemic surge2021–2021£400k£400k+0%1
Rate-rise correction2022–2022£470k£470k+0%1
Current market2025–2025£650k£650k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8.1%
District
8.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

49

Walkability score

210

Footpaths (500m)

0

Santander docks (800m)

3.0 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

3

Car parks (800m)

5

EV chargers (800m)

Nearest car park596m
Santander docks (800m)0
Nearest cycle dock3.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

14 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.6 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

595

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 170 m
2 tennis courts

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)

235m

Post office

Nearby shops

Mrs Food & Wine231 m
Madaripur Food466 m
Topaz Food & Wine468 m
Patel's Corner Shop482 m

Nearby cafes

Roast & Co217 m
Alnuur244 m
Cafe 621527 m
Ambala558 m

Nearby restaurants

Elvet Steakhouse361 m
Zu's Sizzlers480 m
Allstars Gourmet481 m
Lahore Xpress485 m

Nearby pubs

Rising Sun181 m
Blakesley Arms818 m
William the Conqueror820 m
The Ciderhouse830 m

Nearby gyms

Regal Boxing613 m
The Reformery823 m
Plashet Park Bowling Club940 m
Upton Town Snooker & American Pool1.2 km

Nearby pharmacies

Shan Pharmacy255 m
Akro Pharmacy450 m
Manor Park Pharmacy732 m
Plashet Pharmacy959 m

Nearby health

Newham Talking Therapies179 m
Katherine Dental Care481 m
The Dental Practice793 m
Plashet Harmony Practice835 m
Food hygiene (5-star)26% of 89

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

47

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 score14/100
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

36

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,679m
Crossrail 2 route7,898m

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)
16
Planning apps (3 years)
18
Local approval rate
56%
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
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
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
25.9%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Miraj PatelLabour
Mohammed Muzibur RahmanLabour
Larisa ZilickajaLabour

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Key facts for E7 8AR

Full postcodeE7 8AR
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.546759
Longitude0.038427
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