Green Street East · Newham · Stratford and Bow constituency · 51.54683, 0.03638

E7 8EA— Green Street East, Newham

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

The family fortress

 

Schools 100%Safety 83/100Transport 42/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
83
Schools
100
Transport
42
Environment
70
Investment
47

The bottom line

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

Less suited to Car-free commuters.

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Location

E7 8EA

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

Deep-dive guides for E7 8EA

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E7 8EA 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 · 2 min walk

KS2: 108.3

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 9 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 13 min walk

9 primaries · 2 secondaries · 0 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)

1

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 · 1.8km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,695/m²
Price per ft²£529/ft²
Avg floor area58.6 m²

EPC breakdown

C
17%
D
31%
E
9%

Based on 57 properties · Confidence: high

Street mix

Terraced 14%Flat 84%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£146,500
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 BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.7%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.9%

per year

Acceleration

-21.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 58 sales

Property Type Mix

Total: 58 sales

Terraced10.3%
Flat/maisonette89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£55k-15.4%2.7
Post-dot-com plateau2001–2004£83k£127k+53.5%5.5
Pre-crash peak2005–2007£126k£168k+32.9%2
GFC & correction2008–2011£166k£140k-15.8%1.7
Help-to-Buy recovery2013–2015£165k£235k+42.6%1.5
Brexit uncertainty2018–2019£290k£266k-8.3%1.5
Pandemic surge2020–2021£310k£250k-19.4%2
Rate-rise correction2022–2023£362k£327k-9.7%1.5
Current market2024–2025£329k£260k-20.9%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Weakest performer

Flat/maisonette

-1% alpha

Terraced+0.3% α
Local
7.8%
District
7.5%
Flat/maisonette-1% α
Local
5.9%
District
6.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Manor Park StationElizabeth line line
10.3 min walk
Woodgrange Park

Nearby stations

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

53

Walkability score

232

Footpaths (500m)

0

Santander docks (800m)

2.9 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)

2

EV chargers (800m)

Total spaces (800m)55
Nearest car park454m
Santander docks (800m)0
Nearest cycle dock2.9 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: 8.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

618

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Rising Sun (285 m)

Nearest supermarketSri Supermarket · 265 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

101m

Post office

Nearby shops

Mrs Food & Wine98 m
Patel's Corner Shop342 m
Mala Holdings529 m
Madaripur Food560 m

Nearby cafes

Roast & Co177 m
Alnuur229 m
Ambala463 m
Dessertz466 m

Nearby restaurants

Elvet Steakhouse219 m
Zu's Sizzlers357 m
Allstars Gourmet360 m
Lahore Xpress369 m

Nearby pubs

Rising Sun285 m
The Ciderhouse723 m
The Forest Gate Hotel788 m
The Golden Fleece968 m

Nearby gyms

Regal Boxing472 m
The Reformery717 m
Gym Spot1.0 km
Upton Town Snooker & American Pool1.2 km

Nearby pharmacies

Shan Pharmacy128 m
Akro Pharmacy452 m
Plashet Pharmacy1.0 km
Shrewsbury Pharmacy & Clinic1.0 km

Nearby health

Newham Talking Therapies151 m
Katherine Dental Care487 m
Green Street Dental Practice872 m
Plashet Harmony Practice914 m
Food hygiene (5-star)26% of 108

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

47

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 score16/100
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

41.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,618m
Crossrail 2 route7,756m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
23
Local approval rate
62%
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)
31
Largest scheme
123 homes · FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12
Pipeline pressure
NONE

Named schemes (500m)

512A-514, 512A-514, ROMFORD ROAD, E7 8AE29 homes
completed
370, 370, Romford Road, Finden Road, Forest Gate, E7 8BS26 homes
completed
453, Katherine Road, Forest Gate, E7 8LS20 homes
completed
108 & 108A, 108 & 108A, Windsor Road, Forest Gate, E7 0RB6 homes
completed
95, 95, Windsor Road, Forest Gate, E7 0RA5 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 8EA

Full postcodeE7 8EA
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.546830
Longitude0.036382
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