Green Street West · Newham · Stratford and Bow constituency · 51.54219, 0.03127

E7 8HT— Green Street West, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 39/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
64
Safety
81
Schools
100
Transport
39
Environment
68
Investment
51

The bottom line

E7 8HT 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 8HT

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-10.2% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for E7 8HT

🛡️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 8HT 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 · 4 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 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 9 min walk

9 primaries · 3 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.6 incidents per 1,000 residents

Better than 51% of London
→ Stable

-30% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Vehicle crime17%
Anti-social behaviour13%
Theft10%
Drug offences6%
Burglary4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is 2% 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£9,217/m²
Price per ft²£856/ft²
Avg floor area76.8 m²

EPC breakdown

B
1%
C
21%
D
21%
E
7%
F
1%

Based on 51 properties · Confidence: high

Street mix

Terraced 41%Flat 59%

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£192,000
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)
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

1995–2026 · CAGR

+7.5%

Total change

+838%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

-106.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £100k–£125k · 54 sales

Property Type Mix

Total: 54 sales

Terraced38.9%
Flat/maisonette61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£75k+17.2%2.2
Post-dot-com plateau2001–2004£79k£188k+139.8%2.5
Pre-crash peak2006–2007£130k£157k+20.8%2.5
GFC & correction2008–2012£195k£120k-38.7%1.5
Help-to-Buy recovery2013–2016£131k£190k+44.8%3.2
Brexit uncertainty2018–2018£267k£267k+0%2
Pandemic surge2020–2021£214k£286k+33.6%1
Rate-rise correction2022–2023£425k£150k-64.7%1
Current market2024–2026£221k£600k+171.5%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Terraced-0.8% α
Local
7.3%
District
8.1%
Flat/maisonette-0.9% α
Local
7.3%
District
8.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

10out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing14
Trend Position10

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
9.7 min walk
Forest Gate

Nearby stations

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

49

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

2.5 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)

1

EV chargers (800m)

Total spaces (800m)207
Nearest car park374m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
415m

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: 7.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 46%
More green space than 75% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

614

Parks (1km)

87

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (877 m)

Nearest supermarketLidl · 730 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

1

Libraries (1km)

0

Cinemas (2km)

634m

Post office

Nearby shops

Tariq Halal Meats365 m
Mala Holdings441 m
Patel's Corner Shop468 m
Topaz Food & Wine489 m

Nearby cafes

Afters Original91 m
Alauddin Sweet Centre93 m
Anand Pan Centre154 m
Ambala169 m

Nearby restaurants

Grillin Xpress Pizza113 m
Green Street Kebabish132 m
Turkuoise Traditional Turkish Cuisine151 m
Mona Foods Chaat House233 m

Nearby pubs

Giovannas Deli & Wine877 m
Rising Sun890 m
The Queens908 m
Fox & Hounds987 m

Nearby gyms

Gym Spot478 m
Regal Boxing494 m
Old Spotted Dog Ground676 m
Upton Town Snooker & American Pool686 m

Nearby pharmacies

Akro Pharmacy412 m
Shan Pharmacy656 m
Mansons Pharmacy712 m

Nearby health

Green Street Dental Practice331 m
Katherine Dental Care420 m
Newham Talking Therapies532 m
Grove Dental Practice600 m
Food hygiene (5-star)22% of 315

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

51

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,995m
Crossrail 2 route7,433m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,257 nationally

2,278

Est. population

30,000/km²

48%

Employed

31%

Degree educated

£37,700

Median income

9.4%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

29%
26%
23%
13%
Under 1829%
18–3426%
35–4923%
50–6413%
65+9%

Tenure

27%
14%
49%
Own outright27%
Own (mortgage)14%
Private rent49%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

75%
White British5%
White Other8%
Asian75%
Black8%
Mixed1%
Other3%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine21%
No car household45%
Unemployed8%
No qualifications25%

Housing tenure (Census 2021)

Private rent49%
Social rent8%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
26
Local approval rate
79%
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)
87
Largest scheme
77 homes · 4-20, 4-20, WOODGRANGE ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

30 - 34, 30 - 34, Marlbrough Road, Forest Gate, E7 8HB12 homes
completed
222-226, 222-226, Green Street, Forest Gate, E7 8LE11 homes
completed
15-15A, 15-15A, Belton Road, E7 9PF11 homes
completed
198, 198, NEVILLE ROAD, E7 9QN10 homes
completed
61, 61, St Georges Road, Forest Gate, E7 8PG9 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 8HT

Full postcodeE7 8HT
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.542189
Longitude0.031271
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