Green Street West · Newham · Stratford and Bow constituency · 51.54568, 0.02719

E7 8BJ— Green Street West, Newham

Location and area intelligence for E7 8BJ, Green Street West, Newham

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 60/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
68
Schools
100
Transport
60
Environment
72
Investment
48

The bottom line

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

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Location

E7 8BJ

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-10.2% vs London avg
vs London crime+116.0% vs London avg

Deep-dive guides for E7 8BJ

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

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Postcode Personality

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“High-connectivity investment target”

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How E7 8BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Antony's Catholic Primary School

Not yet inspected · Inspected Feb 2025 · 7 min walk

KS2: 108.8

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 5 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 · 4 min walk

10 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

140.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+55% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime11%
Theft6%
Drug offences4%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +116% 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£6,665/m²
Price per ft²£619/ft²
Avg floor area83.1 m²

EPC breakdown

B
3%
C
30%
D
36%
E
3%
F
1%

Based on 73 properties · Confidence: high

Street mix

Semi 5%Terraced 65%Flat 30%

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£207,750
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)
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

1995–2025 · CAGR

+7.9%

Total change

+890%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.6%

per year

Acceleration

+11.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached6.1%
Terraced69.7%
Flat/maisonette24.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£85k+70%1.8
Post-dot-com plateau2001–2004£114k£208k+82.9%1.8
Pre-crash peak2005–2007£360k£260k-27.8%1.3
GFC & correction2010–2012£241k£110k-54.3%1.5
Help-to-Buy recovery2013–2015£175k£427k+144%1
Brexit uncertainty2019–2019£500k£500k+0%3
Rate-rise correction2022–2022£663k£663k+0%3
Current market2024–2025£536k£495k-7.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
7.6%
District
8.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Gate StationElizabeth line line
5.4 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
6 min walk
Forest GateNational Rail
6 min walk
Wanstead Park Rail StationSuffragette
8 min walk
Woodgrange Park Rail StationSuffragette
16 min walk
Upton Park Underground StationDistrict · Hammersmith & City
16 min walk
No bus stops within 400m

61

Walkability score

201

Footpaths (500m)

0

Santander docks (800m)

2.2 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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)80
Nearest car park173m
Santander docks (800m)0
Nearest cycle dock2.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 34%
More green space than 89% 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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

12 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalRainbow Ward · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

713

Parks (1km)

65

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (404 m)

Nearest supermarketCo-op Food · 432 m
1 sports halls

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)

251m

Post office

Nearby shops

Tesco Express237 m
MK Bros Supermarket248 m
Woodgrange News260 m
Patel's Corner Shop310 m

Nearby cafes

Cafe @ 48133 m
Dessertz191 m
Coffee of Italy192 m
Italian Espresso205 m

Nearby restaurants

Sake Sushi/Poke Express86 m
McDonald's95 m
Best Kebab House104 m
A'La Pizza107 m

Nearby pubs

Giovannas Deli & Wine404 m
Forest Tavern516 m
Fox & Hounds516 m
The Ciderhouse683 m

Nearby gyms

Regal Boxing191 m
Old Spotted Dog Ground550 m
The Gym Factory578 m
The Reformery686 m

Nearby pharmacies

Mansons Pharmacy231 m
Shan Pharmacy584 m
Akro Pharmacy760 m

Nearby health

The Forest Practice627 m
E7 Health657 m
Newham Talking Therapies667 m
Katherine Dental Care787 m
Food hygiene (5-star)36% of 219

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

48

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 score28/100
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

55.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,199m
Crossrail 2 route7,127m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,776 nationally

1,908

Est. population

28,129/km²

55%

Employed

32%

Degree educated

£37,700

Median income

8.8%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

29%
25%
24%
14%
Under 1829%
18–3425%
35–4924%
50–6414%
65+7%

Tenure

19%
19%
47%
15%
Own outright19%
Own (mortgage)19%
Private rent47%
Social rent15%
Rent free0%

Ethnicity

67%
White British7%
White Other8%
Asian67%
Black10%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household51%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent47%
Social rent15%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
25
Local approval rate
61%
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)
135
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 and Co-operative Party
Ward majority vote
24.3%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Lewis Gordon GodfreyLabour and Co-operative Party
Mumtaz KhanLabour and Co-operative Party
Amar VirdeeLabour and Co-operative Party

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Key facts for E7 8BJ

Full postcodeE7 8BJ
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.545676
Longitude0.027186
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