Forest Gate North · Newham · Stratford and Bow constituency · 51.54919, 0.01977

E7 9BE— Forest Gate North, Newham

Location and area intelligence for E7 9BE, Forest Gate North, Newham

The family fortress

 

Schools 100%Safety 80/100Transport 55/100Yield 3.66%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
80
Schools
60
Transport
55
Environment
73
Investment
53

The bottom line

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

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Location

E7 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.8% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for E7 9BE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E7 9BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Odessa Infant School

Not yet inspected · 1 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 3 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-18% vs borough

Crime by type

Other25%
Violence & sexual offences25%
Anti-social behaviour20%
Vehicle crime20%
Drug offences4%
Theft3%
Robbery2%
Burglary1%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 851m

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area45.3 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

Street mix

Flat 86%Other 14%

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£113,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

2006–2016 · CAGR

+4.5%

Total change

+56%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.0%

per year

Acceleration

-44.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£135k£135k+0%1
GFC & correction2012–2012£120k£120k+0%1
Help-to-Buy recovery2014–2016£188k£210k+12%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Gate StationElizabeth line line
3.4 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
4 min walk
Forest GateNational Rail
4 min walk
Wanstead Park Rail StationSuffragette
7 min walk
Maryland Rail StationElizabeth line
13 min walk
Woodgrange Park Rail StationSuffragette
21 min walk
No bus stops within 400m

54

Walkability score

185

Footpaths (500m)

0

Santander docks (800m)

1.8 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

18

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)137
Nearest car park214m
Santander docks (800m)0
Nearest cycle dock1.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 7.3 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 52%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

NEWHAM VICARAGE PRACTICE

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

14 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1091

Parks (1km)

36

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Forest Tavern (328 m)

Nearest supermarketCo-op Food · 337 m
2 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

1

Libraries (1km)

0

Cinemas (2km)

444m

Post office

Nearby shops

5 Star Brothers Mini Market200 m
Zera210 m
S.N.N Food & Wine216 m
Magazin Romanesc339 m

Nearby cafes

Tasty Treats342 m
Costa346 m
Querky Cafe359 m
Baba Foods367 m

Nearby restaurants

CFC Crispy Fried Chicken171 m
Aromas Tandoori Restaurant321 m
Hyderabad to London338 m
Food Point365 m

Nearby pubs

Forest Tavern328 m
Fox & Hounds348 m
Giovannas Deli & Wine368 m
Joyau705 m

Nearby gyms

The Gym Factory474 m
E7 Movement556 m
Atherton Leisure Centre580 m
The Reformery732 m

Nearby pharmacies

Mansons Pharmacy428 m

Nearby health

The Forest Practice410 m
E7 Health429 m
Neighbourhood Health Hub881 m
Park Vue Dental Practice990 m
Food hygiene (5-star)41% of 114

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

53

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

43.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,280m
Crossrail 2 route6,590m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,210 nationally

1,811

Est. population

14,466/km²

61%

Employed

42%

Degree educated

£40,400

Median income

7.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

35

Community stability

Age profile

25%
26%
24%
16%
Under 1825%
18–3426%
35–4925%
50–6416%
65+8%

Tenure

15%
22%
38%
21%
Own outright16%
Own (mortgage)22%
Private rent39%
Social rent21%
Shared ownership3%
Rent free0%

Ethnicity

20%
19%
29%
20%
White British20%
White Other19%
Asian29%
Black21%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household47%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent21%

vs. London

Income vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
21
Local approval rate
58%
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)
137
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
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
NEWHAM MATERNITY HOSPITAL SITE, AREA B, NEWHAM MATERNITY HOSPITAL SITE, AREA B, FOREST LANE, E745 homes
completed
138, 138, Earlham Grove, Forest Gate, E7 9AS36 homes
completed
NEWHAM MATERNITY HOSPITAL SITE, AREA G, NEWHAM MATERNITY HOSPITAL SITE, AREA G, FOREST LANE, E725 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
33.1%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Rachel Elizabeth TrippLabour and Co-operative Party
Sasha Das GuptaLabour and Co-operative Party

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Key facts for E7 9BE

Full postcodeE7 9BE
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.549186
Longitude0.019770
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
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