Green Street East · Newham · East Ham constituency · 51.54008, 0.03273

E7 8LJ— Green Street East, Newham

Location and area intelligence for E7 8LJ, Green Street East, Newham

The practical family move

 

Schools 100%Safety 75/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
75
Schools
100
Transport
43
Environment
67
Investment
49

The bottom line

E7 8LJ 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 8LJ

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-6.0% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for E7 8LJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How E7 8LJ 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 · 5 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 · 6 min walk

12 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

103.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+14% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour15%
Theft12%
Vehicle crime10%
Drug offences5%
Robbery4%
Burglary4%

Road safety

83

Road safety score

13

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

HIGH pedestrian risk6 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.1km

Crime is +59% above 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£3,877/m²
Price per ft²£360/ft²
Avg floor area64 m²

EPC breakdown

C
40%
D
9%
E
6%

Based on 55 properties · Confidence: high

Street mix

Terraced 31%Detached 8%Flat 39%Other 23%

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£160,000
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises 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

1996–2025 · CAGR

+1.5%

Total change

+53%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-73.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Terraced40%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£160k£168k+4.7%1
Post-dot-com plateau2003–2004£700k£600k-14.3%1
Help-to-Buy recovery2014–2016£153k£205k+34%1
Brexit uncertainty2018–2018£150k£150k+0%1
Pandemic surge2021–2021£255k£255k+0%1
Current market2025–2025£245k£245k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
6.7 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
7 min walk
Forest Gate Rail StationElizabeth line
15 min walk
Forest GateNational Rail
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
16 min walk
Woodgrange Park Rail StationSuffragette
16 min walk
No bus stops within 400m

55

Walkability score

90

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)160
Nearest car park161m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
161m
🅿️
Queen's Market Car Park
644m

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 AONB18% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 1.9 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

501

Parks (1km)

96

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Queens (653 m)

Nearest supermarketLidl · 474 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

0

Libraries (1km)

0

Cinemas (2km)

826m

Post office

Nearby shops

Tariq Halal Meats114 m
Topaz Food & Wine389 m
Mala Holdings409 m
Himalaya Food Stores421 m

Nearby cafes

Juice and Slice56 m
Desi Food Hub60 m
Anand Pan Centre133 m
Waffle Paradise Cafe151 m

Nearby restaurants

Mona Foods Chaat House26 m
Khana Khazana29 m
Lahori Kulfi154 m
German Doner Kebab154 m

Nearby pubs

The Queens653 m
Rising Sun1.0 km
The Lord Stanley1.0 km
The Boleyn1.1 km

Nearby gyms

Gym Spot252 m
Upton Town Snooker & American Pool431 m
Regal Boxing747 m
Newham Boys Amateur Boxing Club943 m

Nearby pharmacies

Akro Pharmacy429 m
Plashet Pharmacy679 m
Shan Pharmacy853 m
Mansons Pharmacy963 m

Nearby health

Green Street Dental Practice82 m
Grove Dental Practice345 m
Katherine Dental Care416 m
Upton Park Dentalcare518 m
Food hygiene (5-star)18% of 320

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

49

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

52.7

Price growth score

C
Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,838m
Crossrail 2 route7,552m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,364 nationally

2,367

Est. population

30,000/km²

54%

Employed

35%

Degree educated

£39,500

Median income

8.5%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

29%
25%
26%
14%
Under 1829%
18–3425%
35–4926%
50–6414%
65+7%

Tenure

19%
19%
46%
16%
Own outright19%
Own (mortgage)19%
Private rent46%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

68%
White British7%
White Other10%
Asian68%
Black9%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household48%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent46%
Social rent16%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
25
Planning apps (3 years)
26
Local approval rate
80%
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)
106
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
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
340-344, 340-344, Green Street, Upton Park, E13 9AP10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.9%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Miraj PatelLabour
Mohammed Muzibur RahmanLabour
Larisa ZilickajaLabour

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Key facts for E7 8LJ

Full postcodeE7 8LJ
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.540077
Longitude0.032734
Parliamentary constituencyEast Ham
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
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