Green Street East · Newham · East Ham constituency · 51.54457, 0.03902

E7 8EP— Green Street East, Newham

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

The family fortress

 

Schools 100%Safety 87/100Transport 37/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
87
Schools
100
Transport
37
Environment
69
Investment
42

The bottom line

E7 8EP 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 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for E7 8EP

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

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“The family fortress”

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How E7 8EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Davies Primary School

Not yet inspected · 3 min walk

KS2: 102.2

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 10 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

St Stephen's Nursery School

Not inspected · 10 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

29.2 incidents per 1,000 residents

Better than 79% of London
→ Stable

-68% vs borough

Crime by type

Violence & sexual offences31%
Vehicle crime27%
Other22%
Anti-social behaviour12%
Burglary6%
Theft2%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.7km

Crime is 55% 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£4,808/m²
Price per ft²£447/ft²
Avg floor area94.3 m²

EPC breakdown

C
8%
D
44%
E
10%

Based on 62 properties · Confidence: high

Street mix

Terraced 90%Flat 9%Other 1%

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£235,750
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+7.5%

Total change

+764%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

-5.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 59 sales

Property Type Mix

Total: 59 sales

Terraced89.8%
Flat/maisonette10.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£100k+81.8%3.2
Post-dot-com plateau2001–2004£116k£180k+55.2%2.3
Pre-crash peak2005–2007£210k£240k+14.3%2.7
GFC & correction2009–2012£228k£250k+9.6%1
Help-to-Buy recovery2013–2016£182k£440k+142.4%2
Brexit uncertainty2017–2019£431k£450k+4.3%1.3
Pandemic surge2020–2021£475k£380k-20%1
Rate-rise correction2022–2022£404k£404k+0%4
Current market2024–2025£450k£475k+5.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
7.5%
District
8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Woodgrange Park Rail StationSuffragette
8 min walk
Woodgrange ParkNational Rail
8 min walk
Manor Park Rail StationElizabeth line
13 min walk
East Ham Underground StationDistrict · Hammersmith & City
13 min walk
Upton Park Underground StationDistrict · Hammersmith & City
13 min walk
No bus stops within 400m

46

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

3.0 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)152
Nearest car park701m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
718m

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: 8.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

566

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Rising Sun (394 m)

Nearest supermarketSri Supermarket · 395 m
2 tennis courts

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)

407m

Post office

Nearby shops

Madaripur Food256 m
Topaz Food & Wine268 m
Mala Holdings288 m
Need It Now Local Supermarket337 m

Nearby cafes

Alnuur152 m
Roast & Co193 m
Ambala487 m
Alauddin Sweet Centre509 m

Nearby restaurants

Restaurant Zaraza364 m
Smash470 m
Lahore Xpress476 m
Allstars Gourmet483 m

Nearby pubs

Rising Sun394 m
Blakesley Arms987 m
The Forest Gate Hotel1.1 km
The Queens1.1 km

Nearby gyms

Regal Boxing688 m
Plashet Park Bowling Club738 m
Gym Spot899 m
Upton Town Snooker & American Pool953 m

Nearby pharmacies

Akro Pharmacy238 m
Shan Pharmacy437 m
Plashet Pharmacy714 m
Shrewsbury Pharmacy & Clinic725 m

Nearby health

Newham Talking Therapies185 m
Katherine Dental Care260 m
Plashet Harmony Practice603 m
Shrewsbury Road Surgery663 m
Food hygiene (5-star)30% of 107

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

E

High street health

Investment

Investment grade, yield and market outlook

42

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

38.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,486m
Crossrail 2 route7,954m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,246 nationally

1,676

Est. population

30,000/km²

52%

Employed

33%

Degree educated

£40,000

Median income

6.9%

Claimant rate

SuburbanVery high densityRenters

39

Community stability

Age profile

27%
28%
22%
15%
Under 1827%
18–3428%
35–4922%
50–6415%
65+8%

Tenure

26%
24%
40%
Own outright26%
Own (mortgage)24%
Private rent40%
Social rent8%
Shared ownership1%

Ethnicity

69%
White British5%
White Other9%
Asian69%
Black8%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine26%
No car household38%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent40%
Social rent8%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
21
Local approval rate
75%
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)
34
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

TWO SITES AT, TWO SITES AT, KATHERINE ROAD, SHAFTSBURY RD., DERBY RD., PRESTBURY RD., E7 8PW65 homes
completed
512A-514, 512A-514, ROMFORD ROAD, E7 8AE29 homes
completed
339, 339, KATHERINE ROAD, E628 homes
completed
453, Katherine Road, Forest Gate, E7 8LS20 homes
completed
339, 339, KATHERINE ROAD, PRESTBURY ROAD (LAND JUNCTION OF), E718 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.9%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Miraj PatelLabour
Mohammed Muzibur RahmanLabour
Larisa ZilickajaLabour

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Key facts for E7 8EP

Full postcodeE7 8EP
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.544572
Longitude0.039021
Parliamentary constituencyEast Ham
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