Green Street East · Newham · Stratford and Bow constituency · 51.54673, 0.03801

E7 8AS— Green Street East, Newham

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

The family fortress

 

Schools 100%Safety 86/100Transport 43/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
86
Schools
100
Transport
43
Environment
69
Investment
49

The bottom line

E7 8AS 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 8AS

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-50.0% vs London avg

Deep-dive guides for E7 8AS

🛡️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 8AS 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 · 10 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

10 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.7 incidents per 1,000 residents

Better than 77% of London
→ Stable

-64% vs borough

Crime by type

Other27%
Vehicle crime25%
Violence & sexual offences21%
Anti-social behaviour18%
Theft5%
Burglary4%
Drug offences0%
Robbery0%

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 50% 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£4,650/m²
Price per ft²£432/ft²
Avg floor area93.7 m²

EPC breakdown

C
9%
D
21%
E
3%

Based on 33 properties · Confidence: high

Street mix

Terraced 75%Flat 25%

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£234,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1995–2025 · CAGR

+7.3%

Total change

+736%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

+33.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 50 sales

Property Type Mix

Total: 50 sales

Terraced76%
Flat/maisonette24%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£98k+78.2%2
Post-dot-com plateau2001–2004£114k£130k+14.5%3.2
Pre-crash peak2005–2007£160k£215k+34.4%2.3
GFC & correction2008–2012£148k£250k+69.5%1.3
Help-to-Buy recovery2013–2016£120k£431k+259.2%1.5
Brexit uncertainty2017–2018£360k£455k+26.4%1
Pandemic surge2020–2021£455k£259k-43.2%1.5
Rate-rise correction2022–2023£510k£570k+11.8%1
Current market2024–2025£425k£460k+8.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Weakest performer

Flat/maisonette

-1.9% alpha

Terraced+0.9% α
Local
10.9%
District
10%
Flat/maisonette-1.9% α
Local
3%
District
4.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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
9.5 min walk
Woodgrange Park

Nearby stations

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

50

Walkability score

216

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)

2

EV chargers (800m)

Nearest car park567m
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

581

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 189 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)

208m

Post office

Nearby shops

Mrs Food & Wine204 m
Patel's Corner Shop453 m
Madaripur Food479 m
Topaz Food & Wine483 m

Nearby cafes

Roast & Co198 m
Alnuur229 m
Ambala534 m
Cafe 621551 m

Nearby restaurants

Elvet Steakhouse333 m
Zu's Sizzlers452 m
Allstars Gourmet453 m
Lahore Xpress458 m

Nearby pubs

Rising Sun202 m
The Ciderhouse810 m
The Forest Gate Hotel831 m
Blakesley Arms841 m

Nearby gyms

Regal Boxing584 m
The Reformery803 m
Gym Spot1.1 km
Upton Town Snooker & American Pool1.2 km

Nearby pharmacies

Shan Pharmacy229 m
Akro Pharmacy442 m
Manor Park Pharmacy757 m
Plashet Pharmacy964 m

Nearby health

Newham Talking Therapies160 m
Katherine Dental Care474 m
The Dental Practice819 m
Plashet Harmony Practice846 m
Food hygiene (5-star)25% of 97

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

49

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

41.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,662m
Crossrail 2 route7,869m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,471 nationally

1,714

Est. population

30,000/km²

54%

Employed

36%

Degree educated

£41,900

Median income

6.5%

Claimant rate

Inner cityVery high densityEstablished mixed

36

Community stability

Age profile

29%
25%
22%
15%
Under 1829%
18–3425%
35–4922%
50–6415%
65+9%

Tenure

26%
20%
45%
Own outright26%
Own (mortgage)20%
Private rent45%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

73%
White British4%
White Other6%
Asian73%
Black10%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine23%
No car household45%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent44%
Social rent9%

vs. London

Income vs London-0.2%

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)
20
Planning apps (3 years)
20
Local approval rate
60%
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
25.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Miraj PatelLabour
Mohammed Muzibur RahmanLabour
Larisa ZilickajaLabour

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Key facts for E7 8AS

Full postcodeE7 8AS
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.546730
Longitude0.038007
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