Green Street West · Newham · Stratford and Bow constituency · 51.54097, 0.03006

E7 8HR— Green Street West, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
84
Schools
100
Transport
41
Environment
70
Investment
47

The bottom line

E7 8HR 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 8HR

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-6.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for E7 8HR

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

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Postcode Personality

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“The family fortress”

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How E7 8HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Elmhurst Primary School

Outstanding · Inspected Oct 2021 · 2 min walk

KS2: 110.2

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 2 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 11 min walk

8 primaries · 4 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
→ Stable

-45% vs borough

Crime by type

Violence & sexual offences30%
Other25%
Theft20%
Vehicle crime8%
Robbery6%
Anti-social behaviour5%
Burglary3%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,612/m²
Price per ft²£428/ft²
Avg floor area95.2 m²

EPC breakdown

C
6%
D
7%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 29%Terraced 71%

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£238,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+8%

Total change

+763%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.9%

per year

Acceleration

-114.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached28.6%
Terraced71.4%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£51k£64k+25.5%1
Post-dot-com plateau2004–2004£200k£200k+0%1
Pre-crash peak2005–2005£250k£250k+0%1
Rate-rise correction2022–2022£505k£505k+0%1
Current market2024–2024£440k£440k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
8.5 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
9 min walk
Forest Gate Rail StationElizabeth line
13 min walk
Forest GateNational Rail
13 min walk
Wanstead Park Rail StationSuffragette
15 min walk
Woodgrange Park Rail StationSuffragette
17 min walk
No bus stops within 400m

49

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

2.4 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)

1

EV chargers (800m)

Total spaces (800m)207
Nearest car park362m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
362m
🅿️
Queen's Market Car Park
796m

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: 7.6 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.8 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRainbow Ward · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

555

Parks (1km)

83

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Queens (816 m)

Nearest supermarketLidl · 644 m
2 sports halls

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)

793m

Post office

Nearby shops

Tariq Halal Meats286 m
Mala Holdings540 m
Topaz Food & Wine558 m
Himalaya Food Stores592 m

Nearby cafes

Waffle Paradise Cafe193 m
Afters Original194 m
Anand Pan Centre202 m
Juice and Slice211 m

Nearby restaurants

Rooster Piri Piri171 m
Friends Kitchen & Pizza171 m
Food Court178 m
Adnans Charcoal Grill184 m

Nearby pubs

The Queens816 m
The Lamb856 m
Giovannas Deli & Wine965 m
Forest Tavern1.1 km

Nearby gyms

Gym Spot360 m
Upton Town Snooker & American Pool603 m
Old Spotted Dog Ground609 m
Regal Boxing616 m

Nearby pharmacies

Akro Pharmacy530 m
Mansons Pharmacy785 m
Shan Pharmacy814 m

Nearby health

Green Street Dental Practice256 m
Katherine Dental Care530 m
Grove Dental Practice536 m
Upton Park Dentalcare679 m
Food hygiene (5-star)25% of 248

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

54.8

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,835m
Crossrail 2 route7,359m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,910 nationally

2,329

Est. population

30,000/km²

51%

Employed

33%

Degree educated

£39,400

Median income

7.6%

Claimant rate

Inner cityVery high densityRenters

37

Community stability

Age profile

30%
28%
22%
Under 1830%
18–3428%
35–4922%
50–6412%
65+8%

Tenure

25%
21%
41%
13%
Own outright25%
Own (mortgage)21%
Private rent41%
Social rent13%
Shared ownership0%

Ethnicity

77%
White British3%
White Other7%
Asian77%
Black8%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine23%
No car household41%
Unemployed8%
No qualifications27%

Housing tenure (Census 2021)

Private rent41%
Social rent13%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
29
Planning apps (3 years)
21
Local approval rate
83%
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)
152
Largest scheme
77 homes · 4-20, 4-20, WOODGRANGE ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

FORMER WILLIAM KUHN LODGE, FORMER WILLIAM KUHN LODGE, BOLEYN ROAD, E7 9QG20 homes
completed
30 - 34, 30 - 34, Marlbrough Road, Forest Gate, E7 8HB12 homes
completed
15-15A, 15-15A, Belton Road, E7 9PF11 homes
completed
222-226, 222-226, Green Street, Forest Gate, E7 8LE11 homes
completed
198, 198, NEVILLE ROAD, E7 9QN10 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 8HR

Full postcodeE7 8HR
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.540968
Longitude0.030063
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