Green Street West · Newham · Stratford and Bow constituency · 51.54639, 0.02935

E7 8BT— Green Street West, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 60/100Yield 3.66%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
68
Schools
100
Transport
60
Environment
71
Investment
61

The bottom line

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

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Location

E7 8BT

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 8BT

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

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“High-connectivity investment target”

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How E7 8BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodgrange Infant School

Not yet inspected · Inspected Mar 2025 · 7 min walk

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 6 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 4 min walk

11 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

2

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 · 1.3km

Crime is +116% above London average

Property

Prices, sales volume and market trends

Avg floor area32.9 m²

EPC breakdown

C
1%
D
8%
E
6%
F
4%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£82,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2001–2023 · CAGR

+5.3%

Total change

+211%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.5%

per year

Acceleration

+45.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£52k£100k+94.2%2
Pre-crash peak2006–2006£80k£80k+0%1
Help-to-Buy recovery2014–2014£82k£82k+0%3
Brexit uncertainty2017–2017£110k£110k+0%1
Pandemic surge2021–2021£110k£110k+0%1
Rate-rise correction2023–2023£160k£160k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.9% alpha

Flat/maisonette-3.9% α
Local
3.6%
District
7.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
5.7 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
14 min walk
Upton Park Underground StationDistrict · Hammersmith & City
16 min walk
No bus stops within 400m

59

Walkability score

200

Footpaths (500m)

0

Santander docks (800m)

2.4 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)63
Nearest car park101m
Santander docks (800m)0
Nearest cycle dock2.4 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: 7.8 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 16%
More green space than 85% 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

13 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

792

Parks (1km)

65

Restaurants (800m)

27

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (420 m)

Nearest supermarketCo-op Food · 454 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)

320m

Post office

Nearby shops

Patel's Corner Shop149 m
Tesco Express296 m
MK Bros Supermarket304 m
Woodgrange News325 m

Nearby cafes

Dessertz24 m
Coffee of Italy289 m
Cafe @ 48300 m
Candyfloss Crepeire340 m

Nearby restaurants

Spuds24 m
McDonald's92 m
Hyderabad Darbar236 m
Zu's Sizzlers237 m

Nearby pubs

Giovannas Deli & Wine420 m
Fox & Hounds522 m
Forest Tavern528 m
The Ciderhouse585 m

Nearby gyms

Regal Boxing20 m
The Gym Factory542 m
The Reformery586 m
Old Spotted Dog Ground715 m

Nearby pharmacies

Mansons Pharmacy308 m
Shan Pharmacy415 m
Akro Pharmacy672 m

Nearby health

Newham Talking Therapies526 m
The Forest Practice613 m
E7 Health638 m
Katherine Dental Care702 m
Food hygiene (5-star)34% of 228

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

61

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 score30/100
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

47.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,341m
Crossrail 2 route7,272m

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
26
Local approval rate
59%
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)
127
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

4-20, 4-20, WOODGRANGE ROAD, E777 homes
completed
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
308-314, 308-314, ROMFORD ROAD, E718 homes
completed
22-26, 22-26, Woodgrange Road, Forest Gate, E7 0HX15 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 8BT

Full postcodeE7 8BT
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.546394
Longitude0.029353
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