Green Street West · Newham · Stratford and Bow constituency · 51.54172, 0.03239

E7 8JT— Green Street West, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 40/100Yield 3.66%

Best for: Families

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

Liveability
66
Safety
84
Schools
100
Transport
40
Environment
68
Investment
60

The bottom line

E7 8JT 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 8JT

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 8JT

🛡️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 8JT 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 · 3 min walk

P8: +0.35A8: 57.2

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 7 min walk

9 primaries · 3 secondaries · 1 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

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.3km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area94.9 m²

EPC breakdown

C
3%
D
9%
E
5%

Based on 17 properties · Confidence: medium

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£237,250
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

1997–2016 · CAGR

+13.9%

Total change

+1090%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.8%

per year

Acceleration

+42.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£58k£191k+229.7%1.5
Post-dot-com plateau2003–2003£475k£475k+0%1
Pre-crash peak2005–2005£480k£480k+0%1
Help-to-Buy recovery2016–2016£690k£690k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
8.9 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
Woodgrange Park Rail StationSuffragette
15 min walk
Wanstead Park Rail StationSuffragette
15 min walk
No bus stops within 400m

51

Walkability score

92

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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)207
Nearest car park335m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
335m

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 AONB20% green spaceTree canopy: 70%
More green space than 75% of London

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

6 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

2

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

615

Parks (1km)

98

Restaurants (800m)

28

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Queens (835 m)

Nearest supermarketLidl · 656 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)

654m

Post office

Nearby shops

Tariq Halal Meats298 m
Mala Holdings366 m
Topaz Food & Wine402 m
Himalaya Food Stores437 m

Nearby cafes

Afters Original16 m
Anand Pan Centre63 m
Alauddin Sweet Centre111 m
Desi Food Hub137 m

Nearby restaurants

Grillin Xpress Pizza142 m
Mona Foods Chaat House159 m
Green Street Kebabish166 m
Turkuoise Traditional Turkish Cuisine187 m

Nearby pubs

The Queens835 m
Rising Sun881 m
Giovannas Deli & Wine962 m
The Ciderhouse1.1 km

Nearby gyms

Gym Spot427 m
Regal Boxing566 m
Upton Town Snooker & American Pool612 m
Old Spotted Dog Ground756 m

Nearby pharmacies

Akro Pharmacy350 m
Shan Pharmacy680 m
Plashet Pharmacy770 m
Mansons Pharmacy800 m

Nearby health

Green Street Dental Practice265 m
Katherine Dental Care352 m
Newham Talking Therapies520 m
Grove Dental Practice520 m
Food hygiene (5-star)22% of 321

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

60

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 score35/100
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

44.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,986m
Crossrail 2 route7,514m

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)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
29
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)
69
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)

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
249-251, 249-251, Green Street, Forest Gate, E7 8LJ9 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 8JT

Full postcodeE7 8JT
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.541719
Longitude0.032389
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