Green Street West · Newham · Stratford and Bow constituency · 51.54604, 0.03072

E7 8BX— Green Street West, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 54/100Yield 3.66%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
68
Schools
100
Transport
54
Environment
71
Investment
61

The bottom line

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

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Location

E7 8BX

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 8BX

🛡️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 8BX 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 · 6 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 5 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is +116% above London average

Property

Prices, sales volume and market trends

Avg floor area85.6 m²

EPC breakdown

C
2%
D
18%
E
2%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 76%Flat 24%

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£214,000
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, 25 mm loft insulation
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

2000–2024 · CAGR

+7.3%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

-2.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 21 sales

Property Type Mix

Total: 21 sales

Terraced76.2%
Flat/maisonette23.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£93k£93k+0%1
Post-dot-com plateau2001–2003£85k£165k+94.1%1.5
GFC & correction2008–2009£210k£250k+19%1
Help-to-Buy recovery2016–2016£335k£335k+0%3
Brexit uncertainty2017–2017£300k£300k+0%1
Pandemic surge2020–2021£369k£435k+17.8%5
Current market2024–2024£500k£500k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
4.7%
District
3.3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
6.9 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
7 min walk
Forest GateNational Rail
7 min walk
Wanstead Park Rail StationSuffragette
9 min walk
Woodgrange Park Rail StationSuffragette
13 min walk
Upton Park Underground StationDistrict · Hammersmith & City
15 min walk
No bus stops within 400m

55

Walkability score

152

Footpaths (500m)

0

Santander docks (800m)

2.5 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)55
Nearest car park146m
Santander docks (800m)0
Nearest cycle dock2.5 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: 7.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 22%
More green space than 84% 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

12 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

757

Parks (1km)

60

Restaurants (800m)

25

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (516 m)

Nearest supermarketCo-op Food · 551 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)

341m

Post office

Nearby shops

Patel's Corner Shop67 m
Mrs Food & Wine346 m
Tesco Express399 m
MK Bros Supermarket406 m

Nearby cafes

Dessertz80 m
Ambala290 m
Cafe @ 48365 m
Alauddin Sweet Centre386 m

Nearby restaurants

Spuds87 m
Zu's Sizzlers140 m
Hyderabad Darbar148 m
Allstars Gourmet149 m

Nearby pubs

Giovannas Deli & Wine516 m
Fox & Hounds614 m
Forest Tavern622 m
The Ciderhouse632 m

Nearby gyms

Regal Boxing94 m
The Gym Factory622 m
The Reformery631 m
Old Spotted Dog Ground767 m

Nearby pharmacies

Shan Pharmacy345 m
Mansons Pharmacy411 m
Akro Pharmacy572 m

Nearby health

Newham Talking Therapies426 m
Katherine Dental Care604 m
The Forest Practice698 m
E7 Health722 m
Food hygiene (5-star)33% of 215

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 score28/100
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

44.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,352m
Crossrail 2 route7,369m

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)
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)
27
Planning apps (3 years)
22
Local approval rate
63%
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)
157
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
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
308-314, 308-314, ROMFORD ROAD, E718 homes
completed
11, 11, Upton Lane, Forest Gate, E7 9PA13 homes
completed
331, 331, Romford Road, Forest Gate, E7 8AE11 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 8BX

Full postcodeE7 8BX
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.546038
Longitude0.030721
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