Forest Gate South · Newham · Stratford and Bow constituency · 51.54603, 0.01480

E7 9AJ— Forest Gate South, Newham

Location and area intelligence for E7 9AJ, Forest Gate South, Newham

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
72
Schools
95
Transport
55
Environment
73
Investment
48

The bottom line

E7 9AJ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E7 9AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for E7 9AJ

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E7 9AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Earlham Primary School

Outstanding · Inspected Jun 2023 · 3 min walk

KS2: 109.7

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 7 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 11 min walk

8 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

118.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+31% vs borough

Crime by type

Other31%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime12%
Theft7%
Robbery6%
Drug offences5%
Burglary4%

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: Stratford Fire Station · 360m

Crime is +82% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,570/m²
Price per ft²£610/ft²
Avg floor area71.9 m²

EPC breakdown

B
4%
C
39%
D
48%
E
10%
F
1%

Based on 102 properties · Confidence: high

Street mix

Semi 20%Terraced 20%Detached 4%Flat 57%

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£179,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.3%

Total change

+1100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.7%

per year

Acceleration

-61.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Detached4.8%
Semi-detached23.8%
Terraced23.8%
Flat/maisonette47.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£73k+6.2%2.2
Post-dot-com plateau2001–2003£98k£250k+155.1%3
Pre-crash peak2005–2007£250k£190k-24%1.3
GFC & correction2008–2011£180k£288k+59.7%2.5
Help-to-Buy recovery2013–2015£160k£648k+304.8%1.5
Brexit uncertainty2018–2019£556k£741k+33.3%3.5
Rate-rise correction2022–2022£500k£500k+0%1
Current market2024–2026£202k£825k+308.4%1.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+11.5% alpha

Weakest performer

Flat/maisonette

-2.2% alpha

Terraced+11.5% α
Local
8.8%
District
-2.7%
Semi-detached+1.7% α
Local
11%
District
9.3%
Flat/maisonette-2.2% α
Local
4.4%
District
6.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

10out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing14
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland StationElizabeth line line
7.5 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
8 min walk
MarylandNational Rail
8 min walk
Forest Gate Rail StationElizabeth line
10 min walk
Wanstead Park Rail StationSuffragette
13 min walk
Stratford DLR StationDLR
17 min walk
No bus stops within 400m

38

Walkability score

346

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 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

20

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)135
Nearest car park139m
Santander docks (800m)0
Nearest cycle dock1.4 km

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: 12.0 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: 6.8 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 16%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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

NEWHAM VICARAGE PRACTICE

VICARAGE LANE HEALTH CENTRE, 10 VICARAGE LANE, STRATFORD, E15 4ES

8 min walk

73%

Recommend GP

73%

Overall GP experience

12

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1165

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bay Tree (679 m)

Nearest supermarketAseda Trading · 746 m
3 tennis courts2 swimming pools1 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)

1

Cinemas (2km)

906m

Post office

Nearby shops

P & P News402 m
Zera536 m
Maryland Mini Market591 m
Omar Grocers626 m

Nearby cafes

Creamy Cup408 m
Slice of Meat607 m
Al-Bail Chicken615 m
La doi pasi de casa621 m

Nearby restaurants

Masala Corner405 m
Olympia430 m
Karla's Kitchen494 m
Canton Chinese Take Away581 m

Nearby pubs

The Bay Tree679 m
Cheers Bar & Lounge707 m
Cart and Horses728 m
Giovannas Deli & Wine788 m

Nearby gyms

Atherton Leisure Centre136 m
City Boxing Camp484 m
Old Spotted Dog Ground630 m
Muscle Basin Gym856 m

Nearby pharmacies

Vicarage Pharmacy590 m
Cartwrights Pharmacy624 m
Yemi Pharmacy704 m
Mansons Pharmacy734 m

Nearby health

Neighbourhood Health Hub393 m
Irmadent434 m
The Vicarage Lane Surgery586 m
Vicarage Lane Transitional Team588 m
Food hygiene (5-star)38% of 47

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

48

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

48.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,803m
Crossrail 2 route6,267m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,985 nationally

1,956

Est. population

14,676/km²

58%

Employed

39%

Degree educated

£39,300

Median income

10.3%

Claimant rate

Inner cityHigh densityRenters

30

Community stability

Age profile

25%
27%
26%
16%
Under 1825%
18–3427%
35–4926%
50–6416%
65+7%

Tenure

15%
44%
28%
Own outright11%
Own (mortgage)15%
Private rent44%
Social rent28%
Shared ownership1%
Rent free1%

Ethnicity

16%
45%
18%
White British12%
White Other16%
Asian45%
Black18%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household53%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent44%
Social rent28%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
18
Local approval rate
80%
Borough approval rate
76%
Opportunity area
Olympic Legacy
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
38
Largest scheme
201 homes · LEB DEPOT, 84-92, LEB DEPOT, 84-92, ROMFORD ROAD, VICARAGE LANE, E15 4JF
Pipeline pressure
NONE

Named schemes (500m)

FOREST GATE HOSPITAL SITE, FOREST GATE HOSPITAL SITE, CEMETERY ROAD, E7105 homes
completed
211-215, R/O 217, 211-215, R/O 217, ROMFORD ROAD, E1557 homes
completed
GURNEY SCHOOL, GURNEY SCHOOL, KNOX ROAD, E746 homes
completed
NEWHAM MATERNITY HOSPITAL SITE, AREA B, NEWHAM MATERNITY HOSPITAL SITE, AREA B, FOREST LANE, E745 homes
completed
110 - 118, 110 - 118, Romford Road, Stratford, E15 4JE41 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

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Key facts for E7 9AJ

Full postcodeE7 9AJ
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.546034
Longitude0.014798
Parliamentary constituencyStratford and Bow
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