Green Street East · Newham · East Ham constituency · 51.54211, 0.03474

E7 8EY— Green Street East, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 40/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
66
Safety
84
Schools
100
Transport
40
Environment
67
Investment
52

The bottom line

E7 8EY 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 8EY

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-6.0% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for E7 8EY

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

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“The practical family move”

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How E7 8EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Shaftesbury Primary School

Not yet inspected · 3 min walk

KS2: 110.3

★★★

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 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 7 min walk

9 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

44.8 incidents per 1,000 residents

Better than 67% of London
→ Stable

-51% vs borough

Crime by type

Violence & sexual offences32%
Other23%
Anti-social behaviour16%
Vehicle crime16%
Theft4%
Robbery4%
Drug offences2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.3km

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,427/m²
Price per ft²£504/ft²
Avg floor area95.1 m²

EPC breakdown

C
11%
D
29%
E
5%

Based on 45 properties · Confidence: high

Street mix

Terraced 79%Flat 21%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£237,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.7%

Total change

+818%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.1%

per year

Acceleration

-14.44

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 37 sales

Property Type Mix

Total: 37 sales

Terraced81.1%
Flat/maisonette18.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£88k+47.1%2
Post-dot-com plateau2001–2004£138k£207k+50.4%3.3
Pre-crash peak2005–2007£167k£230k+38.1%2
GFC & correction2009–2012£170k£236k+38.8%1.2
Help-to-Buy recovery2014–2016£283k£137k-51.6%1
Brexit uncertainty2018–2018£391k£391k+0%2
Pandemic surge2020–2020£558k£558k+0%1
Current market2024–2026£480k£551k+14.7%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
6.2%
District
7.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
9.1 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
9 min walk
Woodgrange Park Rail StationSuffragette
13 min walk
Woodgrange ParkNational Rail
13 min walk
Forest Gate Rail StationElizabeth line
14 min walk
East Ham Underground StationDistrict · Hammersmith & City
15 min walk
No bus stops within 400m

50

Walkability score

146

Footpaths (500m)

0

Santander docks (800m)

2.7 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)160
Nearest car park360m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
360m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 8.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.9 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

645

Parks (1km)

84

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Rising Sun (755 m)

Nearest supermarketLidl · 676 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

0

Libraries (1km)

0

Cinemas (2km)

583m

Post office

Nearby shops

Mala Holdings200 m
Topaz Food & Wine259 m
Himalaya Food Stores293 m
Tesco Express321 m

Nearby cafes

Anand Pan Centre156 m
Afters Original160 m
Alauddin Sweet Centre181 m
Desi Food Hub206 m

Nearby restaurants

Grillin Xpress Pizza199 m
Green Street Kebabish213 m
Turkuoise Traditional Turkish Cuisine225 m
Mona Foods Chaat House243 m

Nearby pubs

Rising Sun755 m
The Queens851 m
The Ciderhouse1.1 km

Nearby gyms

Gym Spot514 m
Regal Boxing605 m
Upton Town Snooker & American Pool633 m
The Reformery1.1 km

Nearby pharmacies

Akro Pharmacy182 m
Shan Pharmacy612 m
Plashet Pharmacy656 m
Shrewsbury Pharmacy & Clinic733 m

Nearby health

Katherine Dental Care183 m
Green Street Dental Practice340 m
Newham Talking Therapies404 m
Grove Dental Practice525 m
Food hygiene (5-star)21% of 272

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

52

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

55.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,103m
Crossrail 2 route7,674m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,398 nationally

2,100

Est. population

30,000/km²

53%

Employed

32%

Degree educated

£39,500

Median income

6.8%

Claimant rate

Inner cityVery high densityRenters

36

Community stability

Age profile

24%
28%
23%
15%
Under 1824%
18–3428%
35–4923%
50–6415%
65+10%

Tenure

30%
16%
45%
Own outright30%
Own (mortgage)16%
Private rent45%
Social rent8%
Shared ownership0%
Rent free1%

Ethnicity

76%
White British3%
White Other9%
Asian76%
Black7%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household46%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent45%
Social rent8%

vs. London

Income vs London-6.0%

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)
26
Planning apps (3 years)
27
Local approval rate
77%
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)
73
Largest scheme
65 homes · TWO SITES AT, TWO SITES AT, KATHERINE ROAD, SHAFTSBURY RD., DERBY RD., PRESTBURY RD., E7 8PW
Pipeline pressure
NONE

Named schemes (500m)

TWO SITES AT, TWO SITES AT, KATHERINE ROAD, SHAFTSBURY RD., DERBY RD., PRESTBURY RD., E7 8PW65 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
30 - 34, 30 - 34, Marlbrough Road, Forest Gate, E7 8HB12 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 8EY

Full postcodeE7 8EY
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.542110
Longitude0.034743
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