Green Street East · Newham · Stratford and Bow constituency · 51.54689, 0.03190

E7 8BF— Green Street East, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 54/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
83
Schools
100
Transport
54
Environment
71
Investment
60

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Toggle the things that matter to you — see how E7 8BF scores on each.

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Location

E7 8BF

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-0.2% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for E7 8BF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How E7 8BF 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 · 7 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 5 min walk

10 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.2 incidents per 1,000 residents

Better than 60% of London
→ Stable

-41% vs borough

Crime by type

Other25%
Violence & sexual offences24%
Anti-social behaviour17%
Vehicle crime16%
Theft10%
Drug offences3%
Robbery3%
Burglary3%

Road safety

97

Road safety score

3

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.5km

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area49 m²

EPC breakdown

B
4%
C
3%

Based on 7 properties · Confidence: low

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£122,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully triple glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2022 · CAGR

+-12%

Total change

-40%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.3%

per year

Acceleration

-11.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2018£317k£317k+0%1
Pandemic surge2020–2020£265k£265k+0%1
Rate-rise correction2022–2022£190k£190k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
7.1 min walk
Wanstead Park

Nearby stations

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

53

Walkability score

192

Footpaths (500m)

0

Santander docks (800m)

2.6 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)

0

EV chargers (800m)

Total spaces (800m)55
Nearest car park146m
Santander docks (800m)0
Nearest cycle dock2.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 52%
More green space than 85% 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

PLASHET ROAD MEDICAL CENTRE

152 PLASHET ROAD, UPTON PARK, PLAISTOW, E13 0QT

13 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

715

Parks (1km)

39

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (532 m)

Nearest supermarketCo-op Food · 567 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)

233m

Post office

Nearby shops

Patel's Corner Shop62 m
Mrs Food & Wine238 m
Tesco Express451 m
MK Bros Supermarket455 m

Nearby cafes

Dessertz163 m
Roast & Co366 m
Ambala367 m
Alnuur416 m

Nearby restaurants

Elvet Steakhouse93 m
Spuds161 m
Zu's Sizzlers200 m
Allstars Gourmet210 m

Nearby pubs

Giovannas Deli & Wine532 m
The Ciderhouse558 m
Rising Sun576 m
Fox & Hounds615 m

Nearby gyms

Regal Boxing166 m
The Reformery556 m
The Gym Factory595 m
Gym Spot1.0 km

Nearby pharmacies

Shan Pharmacy230 m
Mansons Pharmacy469 m
Akro Pharmacy582 m

Nearby health

Newham Talking Therapies374 m
Katherine Dental Care617 m
The Forest Practice681 m
E7 Health701 m
Food hygiene (5-star)30% of 180

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

60

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 score22/100
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

39.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,474m
Crossrail 2 route7,445m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,393 nationally

1,936

Est. population

27,563/km²

55%

Employed

35%

Degree educated

£41,900

Median income

9.4%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

30%
29%
23%
Under 1830%
18–3429%
35–4923%
50–6412%
65+6%

Tenure

16%
17%
46%
18%
Own outright16%
Own (mortgage)17%
Private rent46%
Social rent18%
Shared ownership3%
Rent free0%

Ethnicity

69%
White British5%
White Other10%
Asian69%
Black10%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine24%
No car household52%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent46%
Social rent18%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
26
Local approval rate
64%
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)
74
Largest scheme
77 homes · 4-20, 4-20, WOODGRANGE ROAD, E7
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
Rear of 328, Rear of 328, Romford Road, Forest Gate, E7 8BS9 homes
completed
Unit 4A Rear Of 328 Romford Road, Forest Gate, E7 8BS9 homes
completed
347, 347, Romford Road, Forest Gate, E7 8AA8 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 8BF

Full postcodeE7 8BF
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.546890
Longitude0.031899
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