Green Street West · Newham · Stratford and Bow constituency · 51.54563, 0.03140

E7 8BZ— Green Street West, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 53/100Yield 3.66%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
68
Schools
100
Transport
53
Environment
70
Investment
60

The bottom line

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

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Location

E7 8BZ

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 8BZ

🛡️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 8BZ 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 · 5 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 · 6 min walk

12 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 risk1 pedestrian casualties (5yr)

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 area62 m²

EPC breakdown

C
8%
D
12%
E
6%
F
2%

Based on 28 properties · Confidence: medium

Street mix

Terraced 24%Flat 73%Other 3%

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£155,000
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)
Roof(another dwelling above)
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

1998–2022 · CAGR

+6.8%

Total change

+380%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.5%

per year

Acceleration

-329.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Terraced28.6%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£75k£60k-20%2
Post-dot-com plateau2001–2004£70k£99k+41.4%1.5
Pre-crash peak2005–2007£182k£165k-9.3%2
GFC & correction2008–2012£135k£210k+55.6%1
Help-to-Buy recovery2014–2016£81k£212k+161.5%1.3
Brexit uncertainty2017–2018£236k£100k-57.6%1
Pandemic surge2021–2021£416k£416k+0%2
Rate-rise correction2022–2022£360k£360k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Weakest performer

Flat/maisonette

-1.9% alpha

Terraced+1.7% α
Local
9.7%
District
8%
Flat/maisonette-1.9% α
Local
7.7%
District
9.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing15
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
7.7 min walk
Wanstead Park

Nearby stations

Forest Gate Rail StationElizabeth line
8 min walk
Wanstead Park Rail StationSuffragette
10 min walk
Wanstead ParkNational Rail
10 min walk
Woodgrange Park Rail StationSuffragette
12 min walk
Upton Park Underground StationDistrict · Hammersmith & City
15 min walk
No bus stops within 400m

51

Walkability score

129

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)207
Nearest car park208m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
772m

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: 7.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 49%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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

11 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

6

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

752

Parks (1km)

52

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (581 m)

Nearest supermarketCo-op Food · 616 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)

324m

Post office

Nearby shops

Patel's Corner Shop85 m
Mrs Food & Wine328 m
Tesco Express461 m
MK Bros Supermarket469 m

Nearby cafes

Dessertz144 m
Ambala232 m
Alauddin Sweet Centre331 m
Roast & Co354 m

Nearby restaurants

Zu's Sizzlers75 m
Allstars Gourmet84 m
Hyderabad Darbar88 m
Lahore Xpress106 m

Nearby pubs

Giovannas Deli & Wine581 m
Rising Sun654 m
Fox & Hounds679 m
The Ciderhouse684 m

Nearby gyms

Regal Boxing158 m
The Reformery683 m
The Gym Factory685 m
Old Spotted Dog Ground783 m

Nearby pharmacies

Shan Pharmacy334 m
Mansons Pharmacy471 m
Akro Pharmacy508 m

Nearby health

Newham Talking Therapies375 m
Katherine Dental Care539 m
Green Street Dental Practice705 m
The Forest Practice762 m
Food hygiene (5-star)32% of 205

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 score25/100
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

42

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,335m
Crossrail 2 route7,419m

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)
25
Planning apps (3 years)
23
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)
82
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
61, 61, St Georges Road, Forest Gate, E7 8PG9 homes
completed
Unit 4A Rear Of 328 Romford Road, Forest Gate, E7 8BS9 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 8BZ

Full postcodeE7 8BZ
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.545631
Longitude0.031395
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