Green Street East · Newham · East Ham constituency · 51.54158, 0.03623

E7 8LY— Green Street East, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 41/100Yield 5.49%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
84
Schools
100
Transport
41
Environment
66
Investment
62

The bottom line

E7 8LY offers exceptional schools (100% Good/Outstanding) and low crime at £350,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E7 8LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income-6.0% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for E7 8LY

🛡️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 8LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Shaftesbury Primary School

Not yet inspected · 2 min walk

KS2: 110.3

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 7 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.8 incidents per 1,000 residents

Better than 67% of London
→ Stable

-51% vs borough

Crime by type

Violence & sexual offences32%
Other23%
Anti-social behaviour16%
Vehicle crime16%
Theft4%
Robbery4%
Drug offences2%
Burglary2%

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: Plaistow Fire Station · 2.3km

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

-38.9%

This year

Terraced

Dominant type

Price history

5-year change
-6.7%
Sales (24 months)5
New build0.0%
Avg terraced£410,000
Avg flat£210,000
Price per m²£4,108/m²
Price per ft²£382/ft²
Avg floor area88 m²

EPC breakdown

C
11%
D
35%
E
7%
F
2%

Based on 55 properties · Confidence: high

Street mix

Terraced 77%Flat 22%Other 1%

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

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.9×

Price-to-income

£1,751/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£220,000
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+6.5%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-76.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 62 sales

Property Type Mix

Total: 62 sales

Terraced80.6%
Flat/maisonette19.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£90k+69.3%2.5
Post-dot-com plateau2001–2004£120k£188k+56.7%5
Pre-crash peak2005–2007£197k£240k+22.1%3.3
GFC & correction2008–2011£205k£220k+7.3%1
Help-to-Buy recovery2013–2016£250k£250k+0%1
Brexit uncertainty2018–2019£330k£333k+0.8%1.5
Pandemic surge2020–2020£300k£300k+0%1
Current market2024–2025£458k£350k-23.6%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Weakest performer

Flat/maisonette

-2.9% alpha

Terraced-0.9% α
Local
7.1%
District
8%
Flat/maisonette-2.9% α
Local
2.4%
District
5.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing2
Trend Position100

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
8.4 min walk
Woodgrange Park

Nearby stations

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

49

Walkability score

154

Footpaths (500m)

0

Santander docks (800m)

2.8 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)160
Nearest car park333m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
333m

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: 8.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 58%
Above average green space

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

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

584

Parks (1km)

85

Restaurants (800m)

21

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Rising Sun (767 m)

Nearest supermarketLidl · 623 m
3 tennis courts1 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)

645m

Post office

Nearby shops

Mala Holdings115 m
Topaz Food & Wine140 m
Himalaya Food Stores175 m
Tesco Express202 m

Nearby cafes

Anand Pan Centre231 m
Desi Food Hub245 m
Juice and Slice251 m
Afters Original263 m

Nearby restaurants

Restaurant Zaraza161 m
Mona Foods Chaat House280 m
Grillin Xpress Pizza318 m
Khana Khazana322 m

Nearby pubs

Rising Sun767 m
The Queens792 m

Nearby gyms

Gym Spot516 m
Upton Town Snooker & American Pool583 m
Regal Boxing715 m
UK Fitness Club1.2 km

Nearby pharmacies

Akro Pharmacy148 m
Plashet Pharmacy539 m
Shrewsbury Pharmacy & Clinic614 m
Shan Pharmacy676 m

Nearby health

Katherine Dental Care126 m
Green Street Dental Practice351 m
Newham Talking Therapies438 m
Grove Dental Practice469 m
Food hygiene (5-star)21% of 279

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

62

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

56.3

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 route7,781m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,398 nationally

2,100

Est. population

30,000/km²

53%

Employed

32%

Degree educated

£39,500

Median income

6.8%

Claimant rate

Inner cityVery high densityRenters

36

Community stability

Age profile

24%
28%
23%
15%
Under 1824%
18–3428%
35–4923%
50–6415%
65+10%

Tenure

30%
16%
45%
Own outright30%
Own (mortgage)16%
Private rent45%
Social rent8%
Shared ownership0%
Rent free1%

Ethnicity

76%
White British3%
White Other9%
Asian76%
Black7%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household46%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent45%
Social rent8%

vs. London

Income vs London-6.0%
Price vs London-32.7%

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)
21
Planning apps (3 years)
27
Local approval rate
81%
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)
46
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)

TWO SITES AT, TWO SITES AT, KATHERINE ROAD, SHAFTSBURY RD., DERBY RD., PRESTBURY RD., E7 8PW65 homes
completed
339, 339, KATHERINE ROAD, E628 homes
completed
453, Katherine Road, Forest Gate, E7 8LS20 homes
completed
339, 339, KATHERINE ROAD, PRESTBURY ROAD (LAND JUNCTION OF), E718 homes
completed
30 - 34, 30 - 34, Marlbrough Road, Forest Gate, E7 8HB12 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E7 8LY

Full postcodeE7 8LY
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.541581
Longitude0.036234
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
Survey