Green Street West · Newham · Stratford and Bow constituency · 51.54295, 0.03224

E7 8JQ— Green Street West, Newham

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

The practical family move

 

Schools 100%Safety 81/100Transport 38/100~4% yield · indicativeOnly 1 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
38
Environment
68
Investment
48

The bottom line

E7 8JQ 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 8JQ

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 8JQ

🛡️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 8JQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sandringham Primary School

Not yet inspected · 5 min walk

KS2: 108.3

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 3 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

10 primaries · 4 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

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.5km

Crime is 2% below London average

Property

1 May

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£8,918/m²
Price per ft²£829/ft²
Avg floor area53.4 m²

EPC breakdown

C
17%
D
19%
E
8%

Based on 44 properties · Confidence: high

Street mix

Semi 7%Terraced 57%Flat 21%Other 14%

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£133,500
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

1997–2024 · CAGR

+5.2%

Total change

+293%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.6%

per year

Acceleration

+12.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached10%
Terraced80%
Flat/maisonette10%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£120k£53k-56.1%1.3
Post-dot-com plateau2002–2002£130k£130k+0%1
Pre-crash peak2005–2006£260k£340k+30.8%1
Pandemic surge2020–2021£402k£410k+2%1
Current market2024–2024£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
10.5 min walk
Forest Gate

Nearby stations

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

49

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

2.6 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)207
Nearest car park395m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
468m

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: 7.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 31%
Above average green space

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

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

704

Parks (1km)

82

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Rising Sun (783 m)

Nearest supermarketLidl · 791 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)

530m

Post office

Nearby shops

Mala Holdings384 m
Patel's Corner Shop387 m
Tariq Halal Meats435 m
Topaz Food & Wine455 m

Nearby cafes

Alauddin Sweet Centre26 m
Ambala73 m
Afters Original123 m
Anand Pan Centre192 m

Nearby restaurants

Grillin Xpress Pizza6 m
Green Street Kebabish30 m
Turkuoise Traditional Turkish Cuisine51 m
Pakhtoonkhwa Restaurant180 m

Nearby pubs

Rising Sun783 m
Giovannas Deli & Wine843 m
Fox & Hounds950 m
Forest Tavern954 m

Nearby gyms

Regal Boxing436 m
Gym Spot562 m
Upton Town Snooker & American Pool747 m
Old Spotted Dog Ground748 m

Nearby pharmacies

Akro Pharmacy339 m
Shan Pharmacy553 m
Mansons Pharmacy692 m
Plashet Pharmacy851 m

Nearby health

Katherine Dental Care355 m
Green Street Dental Practice402 m
Newham Talking Therapies426 m
Grove Dental Practice651 m
Food hygiene (5-star)22% of 306

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

48

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 score30/100
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

51.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,101m
Crossrail 2 route7,495m

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)
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)
23
Planning apps (3 years)
32
Local approval rate
74%
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)
78
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)

370, 370, Romford Road, Finden Road, Forest Gate, E7 8BS26 homes
completed
453, Katherine Road, Forest Gate, E7 8LS20 homes
completed
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

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 8JQ

Full postcodeE7 8JQ
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.542945
Longitude0.032242
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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