Green Street West · Newham · Stratford and Bow constituency · 51.54276, 0.02918

E7 8JA— Green Street West, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 55/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
81
Schools
100
Transport
55
Environment
80
Investment
61

The bottom line

E7 8JA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E7 8JA

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 8JA

🛡️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 8JA 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 · 1 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 8 min walk

11 primaries · 4 secondaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area91.9 m²

EPC breakdown

C
6%
D
31%
E
11%

Based on 48 properties · Confidence: high

Street mix

Terraced 90%Detached 10%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£229,750
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

1995–2021 · CAGR

+8.9%

Total change

+813%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.1%

per year

Acceleration

+9.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £50k–£75k · 20 sales

Property Type Mix

Total: 20 sales

Detached10%
Terraced90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£80k+39.1%1.4
Post-dot-com plateau2001–2003£121k£130k+7.4%1
Pre-crash peak2005–2006£240k£230k-4.2%1
GFC & correction2012–2012£240k£240k+0%1
Help-to-Buy recovery2013–2016£203k£475k+134.3%1.7
Brexit uncertainty2017–2017£477k£477k+0%1
Pandemic surge2021–2021£525k£525k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
10.1%
District
9.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Gate StationElizabeth line line
9.6 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

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

50

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria48 min ↑
Waterloo45 min ↑
Canary Wharf ★33 min
City39 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)215
Nearest car park221m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
548m

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: 7.6 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 70%
More green space than 99% 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

8 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRainbow Ward · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

554

Parks (1km)

64

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (757 m)

Nearest supermarketCo-op Food · 785 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)

600m

Post office

Nearby shops

Patel's Corner Shop435 m
Tariq Halal Meats483 m
Tesco Express589 m
Mala Holdings590 m

Nearby cafes

Super Boba215 m
Alauddin Sweet Centre218 m
Ambala228 m
Bana Cafe228 m

Nearby restaurants

Madina Grill House188 m
Kar Woo191 m
Grillin Xpress Pizza215 m
Penang City215 m

Nearby pubs

Giovannas Deli & Wine757 m
Fox & Hounds869 m
Forest Tavern869 m
The Lamb975 m

Nearby gyms

Regal Boxing418 m
Old Spotted Dog Ground534 m
Gym Spot568 m
Upton Town Snooker & American Pool805 m

Nearby pharmacies

Akro Pharmacy551 m
Mansons Pharmacy580 m
Shan Pharmacy675 m

Nearby health

Green Street Dental Practice451 m
Katherine Dental Care565 m
Newham Talking Therapies611 m
Grove Dental Practice730 m
Food hygiene (5-star)30% 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

61

Investment score

Good

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

43.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,980m
Crossrail 2 route7,284m

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)
5
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)
23
Local approval rate
71%
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)
133
Largest scheme
78 homes · 140 - 150, 140 - 150, Earlham Grove, Forest Gate, E7 9AB
Pipeline pressure
NONE

Named schemes (500m)

Land To The Rear Of, 330, Romford Road, Forest Gate, E7 8BS27 homes
completed
11, 11, Upton Lane, Forest Gate, E7 9PA13 homes
completed
15-15A, 15-15A, Belton Road, E7 9PF11 homes
completed
222-226, 222-226, Green Street, Forest Gate, E7 8LE11 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 8JA

Full postcodeE7 8JA
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.542755
Longitude0.029176
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