Green Street East · Newham · East Ham constituency · 51.54129, 0.04079

E7 8NJ— Green Street East, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
64
Safety
86
Schools
90
Transport
36
Environment
66
Investment
44

The bottom line

E7 8NJ 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 8NJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for E7 8NJ

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E7 8NJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Davies Primary School

Not yet inspected · 2 min walk

KS2: 102.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 8 min walk

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 6 min walk

10 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

31.7 incidents per 1,000 residents

Better than 77% of London
→ Stable

-65% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Vehicle crime23%
Anti-social behaviour16%
Theft6%
Burglary2%
Robbery1%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.3km

Crime is 51% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,661/m²
Price per ft²£340/ft²
Avg floor area99.6 m²

EPC breakdown

C
6%
D
23%
E
9%

Based on 38 properties · Confidence: high

Street mix

Semi 8%Terraced 77%Flat 13%Other 2%

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£249,000
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

1995–2026 · CAGR

+6.4%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

+41.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached7.1%
Terraced78.6%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£99k+79.1%3
Post-dot-com plateau2001–2004£134k£279k+109%3.2
Pre-crash peak2005–2007£190k£182k-4.5%3.3
GFC & correction2008–2009£270k£233k-13.9%1.5
Help-to-Buy recovery2015–2016£294k£281k-4.5%1.5
Brexit uncertainty2018–2018£380k£380k+0%1
Pandemic surge2020–2021£440k£544k+23.6%3
Rate-rise correction2023–2023£470k£470k+0%3
Current market2025–2026£333k£374k+12.2%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-5.7% alpha

Terraced-0.3% α
Local
8.2%
District
8.5%
Flat/maisonette-5.7% α
Local
2.6%
District
8.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
9.2 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
10 min walk
East Ham Underground StationDistrict · Hammersmith & City
10 min walk
Woodgrange Park Rail StationSuffragette
12 min walk
Woodgrange ParkNational Rail
12 min walk
Manor Park Rail StationElizabeth line
16 min walk
No bus stops within 400m

40

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City42 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)

0

EV chargers (800m)

Total spaces (800m)152
Nearest car park346m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
536m

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: 8.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.8 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

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

7 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

412

Parks (1km)

49

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

9

Convenience

No pubs within 400m — nearest: Rising Sun (755 m)

Nearest supermarketSri Supermarket · 762 m
3 tennis courts2 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)

777m

Post office

Nearby shops

Tesco Express151 m
Himalaya Food Stores155 m
Need It Now Local Supermarket174 m
Madaripur Food229 m

Nearby cafes

Alnuur475 m
London Best Bites Ltd522 m
Roast & Co532 m
Desi Food Hub540 m

Nearby restaurants

Restaurant Zaraza158 m
Khans Restaurant519 m
Imaan Restaurant532 m
Piffz547 m

Nearby pubs

Rising Sun755 m
The Overdraft Tavern760 m
The Queens842 m

Nearby gyms

Plashet Park Bowling Club457 m
Upton Town Snooker & American Pool684 m
Gym Spot735 m
The Gym Group833 m

Nearby pharmacies

Akro Pharmacy304 m
Plashet Pharmacy330 m
Shrewsbury Pharmacy & Clinic350 m
Shan Pharmacy809 m

Nearby health

Plashet Harmony Practice251 m
Katherine Dental Care276 m
Shrewsbury Road Surgery293 m
Shrewsbury Community Dental Department328 m
Food hygiene (5-star)23% of 134

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

E

High street health

Investment

Investment grade, yield and market outlook

44

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 score22/100
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

50.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,225m
Crossrail 2 route8,099m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,837 nationally

2,620

Est. population

30,000/km²

53%

Employed

34%

Degree educated

£40,000

Median income

5.3%

Claimant rate

SuburbanVery high densityRenters

36

Community stability

Age profile

36%
26%
19%
Under 1836%
18–3426%
35–4919%
50–6412%
65+6%

Tenure

19%
25%
44%
Own outright19%
Own (mortgage)25%
Private rent44%
Social rent11%
Shared ownership0%

Ethnicity

66%
17%
White British5%
White Other7%
Asian66%
Black17%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household41%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent44%
Social rent11%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
16
Planning apps (3 years)
20
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)
34
Largest scheme
192 homes · London Transport Bus Garage, London Transport Bus Garage, Redclyffe Road, E6 1DS
Pipeline pressure
NONE

Named schemes (500m)

TWO SITES AT, TWO SITES AT, KATHERINE ROAD, SHAFTSBURY RD., DERBY RD., PRESTBURY RD., E7 8PW65 homes
completed
190 - 200, 190 - 200, Plashet Grove, East Ham, E6 1DA42 homes
completed
339, 339, KATHERINE ROAD, E628 homes
completed
339, 339, KATHERINE ROAD, PRESTBURY ROAD (LAND JUNCTION OF), E718 homes
completed
Vacant Land At 318 To 324 Katherine Road, Forest Gate, E7 8PG10 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 8NJ

Full postcodeE7 8NJ
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.541295
Longitude0.040793
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