Green Street East · Newham · East Ham constituency · 51.54240, 0.03957

E7 8HF— Green Street East, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 34/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
63
Safety
86
Schools
90
Transport
34
Environment
67
Investment
44

The bottom line

E7 8HF 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 8HF

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-51.0% vs London avg

Deep-dive guides for E7 8HF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E7 8HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Davies Primary School

Not yet inspected · 2 min walk

KS2: 102.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 10 min walk

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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.7 incidents per 1,000 residents

Better than 77% of London
→ Stable

-65% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Vehicle crime23%
Anti-social behaviour16%
Theft6%
Burglary2%
Robbery1%
Drug offences0%

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 · 2.4km

Crime is 51% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,263/m²
Price per ft²£489/ft²
Avg floor area93.2 m²

EPC breakdown

C
13%
D
37%
E
6%
F
1%
G
1%

Based on 58 properties · Confidence: high

Street mix

Terraced 100%

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£233,000
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, 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

1995–2026 · CAGR

+7.5%

Total change

+842%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

-22.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 54 sales

Property Type Mix

Total: 54 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£90k+73.8%2.2
Post-dot-com plateau2001–2004£119k£175k+46.7%4
Pre-crash peak2005–2007£190k£250k+31.6%2
GFC & correction2008–2010£270k£219k-19.1%1.5
Help-to-Buy recovery2014–2016£288k£400k+39.1%3
Brexit uncertainty2017–2019£209k£550k+163.2%1.3
Pandemic surge2021–2021£443k£443k+0%2
Rate-rise correction2023–2023£410k£410k+0%1
Current market2024–2026£495k£485k-2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.6%
District
8.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upton Park Underground StationDistrict line
10.1 min walk
Woodgrange Park

Nearby stations

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

44

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

3.1 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)152
Nearest car park494m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
545m

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 AONB18% 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

9 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.1 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

545

Parks (1km)

54

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

7

Convenience

No pubs within 400m — nearest: Rising Sun (630 m)

Nearest supermarketSri Supermarket · 634 m
2 tennis courts2 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)

628m

Post office

Nearby shops

Mala Holdings138 m
Himalaya Food Stores166 m
Topaz Food & Wine178 m
Madaripur Food191 m

Nearby cafes

Alnuur326 m
Roast & Co382 m
Anand Pan Centre477 m
Desi Food Hub493 m

Nearby restaurants

Restaurant Zaraza142 m
Grillin Xpress Pizza512 m
Green Street Kebabish518 m
Turkuoise Traditional Turkish Cuisine520 m

Nearby pubs

Rising Sun630 m
The Queens926 m

Nearby gyms

Plashet Park Bowling Club577 m
Gym Spot741 m
Upton Town Snooker & American Pool744 m
Regal Boxing829 m

Nearby pharmacies

Akro Pharmacy175 m
Plashet Pharmacy474 m
Shrewsbury Pharmacy & Clinic500 m
Shan Pharmacy660 m

Nearby health

Katherine Dental Care157 m
Plashet Harmony Practice394 m
Newham Talking Therapies395 m
Shrewsbury Road Surgery442 m
Food hygiene (5-star)21% of 180

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

44

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 score25/100
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

48.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,293m
Crossrail 2 route8,007m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,837 nationally

2,620

Est. population

30,000/km²

53%

Employed

34%

Degree educated

£40,000

Median income

5.3%

Claimant rate

SuburbanVery high densityRenters

36

Community stability

Age profile

36%
26%
19%
Under 1836%
18–3426%
35–4919%
50–6412%
65+6%

Tenure

19%
25%
44%
Own outright19%
Own (mortgage)25%
Private rent44%
Social rent11%
Shared ownership0%

Ethnicity

66%
17%
White British5%
White Other7%
Asian66%
Black17%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household41%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent44%
Social rent11%

vs. London

Income vs London-4.8%

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)
13
Planning apps (3 years)
23
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)
38
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
Vacant Land At 318 To 324 Katherine Road, Forest Gate, E7 8PG10 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 8HF

Full postcodeE7 8HF
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.542404
Longitude0.039573
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