Green Street East · Newham · East Ham constituency · 51.53867, 0.04122

E7 8PP— Green Street East, Newham

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

The practical family move

 

Schools 100%Safety 83/100Transport 47/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
83
Schools
95
Transport
47
Environment
67
Investment
64

The bottom line

E7 8PP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E7 8PP

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-23.0% vs London avg

Deep-dive guides for E7 8PP

🛡️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 8PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Stephen's Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 110.7

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 7 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 · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.3 incidents per 1,000 residents

Better than 62% of London
→ Stable

-44% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Vehicle crime15%
Anti-social behaviour12%
Theft11%
Burglary7%
Drug offences4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.1km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area68.8 m²

EPC breakdown

C
11%
D
20%
E
5%

Based on 36 properties · Confidence: high

Street mix

Semi 36%Terraced 55%Flat 9%

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£172,000
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)
Roof(another dwelling above)
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

1995–2018 · CAGR

+9.1%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.0%

per year

Acceleration

-41.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached40%
Terraced50%
Flat/maisonette10%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£55k-22.5%1
Post-dot-com plateau2003–2003£240k£240k+0%1
GFC & correction2009–2009£300k£300k+0%1
Help-to-Buy recovery2013–2015£340k£500k+47.1%1
Brexit uncertainty2018–2018£530k£530k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

47

Walkability score

183

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria57 min ↑
Waterloo55 min ↑
Canary Wharf ★42 min
City43 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)152
Nearest car park230m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
495m
🅿️
Queen's Market Car Park
657m

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 AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.8 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

208

Parks (1km)

61

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Queens (612 m)

Nearest supermarketLidl · 526 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)

995m

Post office

Nearby shops

Katherine Food And Wine56 m
Agasi Wines84 m
Tesco Express284 m
PNR Grocery & Off Licence287 m

Nearby cafes

London Best Bites Ltd316 m
Chaiiwala377 m
Boba Blast Bubble Tea413 m
Moon Chai422 m

Nearby restaurants

Khans Restaurant307 m
Restaurant Zaraza349 m
Imaan Restaurant354 m
Spice Cottage375 m

Nearby pubs

The Queens612 m
The Overdraft Tavern705 m
The Boleyn933 m
Rising Sun1.0 km

Nearby gyms

Plashet Park Bowling Club453 m
Upton Town Snooker & American Pool512 m
Gym Spot666 m
The Gym Group695 m

Nearby pharmacies

Plashet Pharmacy70 m
Shrewsbury Pharmacy & Clinic185 m
Akro Pharmacy540 m
Shan Pharmacy1.1 km

Nearby health

Shrewsbury Road Surgery186 m
Shrewsbury Community Dental Department205 m
Plashet Harmony Practice236 m
Grove Dental Practice436 m
Food hygiene (5-star)23% of 189

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

64

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

38.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,984m
Crossrail 2 route8,154m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,684 nationally

2,089

Est. population

30,000/km²

51%

Employed

37%

Degree educated

£39,500

Median income

7.6%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

31%
26%
23%
13%
Under 1831%
18–3427%
35–4923%
50–6414%
65+6%

Tenure

21%
15%
49%
14%
Own outright21%
Own (mortgage)15%
Private rent50%
Social rent14%
Shared ownership1%

Ethnicity

65%
16%
White British5%
White Other10%
Asian65%
Black16%
Mixed1%
Other3%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine22%
No car household47%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent49%
Social rent14%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
17
Planning apps (3 years)
24
Local approval rate
77%
Borough approval rate
76%
Historic landfill (400m)
1
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)
857
Largest scheme
842 homes · West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ
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
LAND ADJ. TO LATIMER HALL, LAND ADJ. TO LATIMER HALL, CLEVES ROAD, E613 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 8PP

Full postcodeE7 8PP
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street East
Latitude51.538670
Longitude0.041223
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