Green Street East · Newham · East Ham constituency · 51.54188, 0.04036

E7 8NN— Green Street East, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 35/100Yield 3.66%

Best for: Families

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

Liveability
64
Safety
86
Schools
90
Transport
35
Environment
67
Investment
55

The bottom line

E7 8NN 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 8NN

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 8NN

🛡️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 8NN 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 · 1 min walk

KS2: 102.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 9 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 6 min walk

8 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 · 2.4km

Crime is 51% below London average

Property

Prices, sales volume and market trends

Avg floor area90.3 m²

EPC breakdown

C
7%
D
37%
E
9%
F
1%

Based on 54 properties · Confidence: high

Street mix

Terraced 89%Flat 12%

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£225,750
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

1995–2023 · CAGR

+8.3%

Total change

+822%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.4%

per year

Acceleration

+50.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 49 sales

Property Type Mix

Total: 49 sales

Terraced87.8%
Flat/maisonette12.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£51k£85k+66.7%1.8
Post-dot-com plateau2001–2003£103k£204k+98.1%4
Pre-crash peak2005–2007£250k£180k-28%2.7
GFC & correction2009–2012£160k£143k-10.9%2
Help-to-Buy recovery2013–2015£196k£320k+63.3%1
Brexit uncertainty2017–2018£338k£415k+23%1.5
Pandemic surge2020–2021£380k£436k+14.7%2
Rate-rise correction2022–2023£355k£470k+32.4%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Weakest performer

Terraced

-1.1% alpha

Flat/maisonette-0.9% α
Local
-3.1%
District
-2.2%
Terraced-1.1% α
Local
8.2%
District
9.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
9.7 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
11 min walk
Woodgrange ParkNational Rail
11 min walk
Manor Park Rail StationElizabeth line
16 min walk
No bus stops within 400m

41

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

3.1 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 park414m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
547m

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 AONB17% green spaceTree canopy: 52%
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

9 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.1 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

481

Parks (1km)

49

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

7

Convenience

No pubs within 400m — nearest: Rising Sun (688 m)

Nearest supermarketSri Supermarket · 694 m
2 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)

706m

Post office

Nearby shops

Himalaya Food Stores153 m
Need It Now Local Supermarket160 m
Tesco Express166 m
Topaz Food & Wine179 m

Nearby cafes

Alnuur405 m
Roast & Co462 m
Anand Pan Centre519 m
Desi Food Hub524 m

Nearby restaurants

Restaurant Zaraza142 m
Mona Foods Chaat House556 m
Khans Restaurant568 m
Imaan Restaurant573 m

Nearby pubs

Rising Sun688 m
The Queens889 m

Nearby gyms

Plashet Park Bowling Club505 m
Upton Town Snooker & American Pool719 m
Gym Spot746 m

Nearby pharmacies

Akro Pharmacy246 m
Plashet Pharmacy401 m
Shrewsbury Pharmacy & Clinic421 m
Shan Pharmacy737 m

Nearby health

Katherine Dental Care222 m
Plashet Harmony Practice315 m
Shrewsbury Road Surgery362 m
Shrewsbury Community Dental Department396 m
Food hygiene (5-star)23% of 133

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

55

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 score22/100
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

35.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,268m
Crossrail 2 route8,065m

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)
14
Planning apps (3 years)
21
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)
36
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
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 8NN

Full postcodeE7 8NN
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.541878
Longitude0.040357
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