Forest Gate North · Newham · Stratford and Bow constituency · 51.54999, 0.01934

E7 9BH— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 54/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
77
Schools
60
Transport
54
Environment
73
Investment
41

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E7 9BH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E7 9BH meets your needs.

Location

E7 9BH

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-6.4% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for E7 9BH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E7 9BH with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E7 9BH 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

9 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

87.3 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-3% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other19%
Drug offences11%
Vehicle crime9%
Theft3%
Robbery2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 898m

Crime is +34% above 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£5,619/m²
Price per ft²£522/ft²
Avg floor area77.6 m²

EPC breakdown

B
1%
C
14%
D
14%
E
3%
G
1%

Based on 33 properties · Confidence: high

Street mix

Terraced 56%Flat 44%

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£194,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.6%

Total change

+673%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

+20.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 27 sales

Property Type Mix

Total: 27 sales

Terraced59.3%
Flat/maisonette40.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£106k+92.7%3
Post-dot-com plateau2001–2004£119k£148k+25.1%1
Pre-crash peak2006–2007£225k£210k-6.7%2
GFC & correction2008–2012£180k£225k+25%1
Help-to-Buy recovery2013–2016£230k£525k+128.3%1
Brexit uncertainty2018–2019£335k£250k-25.4%1
Pandemic surge2020–2021£150k£302k+101%1
Rate-rise correction2022–2023£450k£807k+79.2%1
Current market2024–2025£510k£425k-16.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.8% alpha

Terraced-2.8% α
Local
11.2%
District
14%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
3.9 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
6 min walk
Maryland Rail StationElizabeth line
13 min walk
Leytonstone High Road Rail StationSuffragette
21 min walk
No bus stops within 400m

53

Walkability score

200

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City41 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

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)116
Nearest car park234m
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 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: 7.3 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.0 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

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 3.2 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

1104

Parks (1km)

34

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 (346 m)

Nearest supermarketCo-op Food · 377 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)

369m

Post office

Nearby shops

5 Star Brothers Mini Market111 m
S.N.N Food & Wine130 m
Zera132 m
E&S Superstore381 m

Nearby cafes

Shake a Shake343 m
Querky Cafe375 m
Tasty Treats376 m
The Gate Cafe389 m

Nearby restaurants

CFC Crispy Fried Chicken85 m
Aromas Tandoori Restaurant341 m
Hyderabad to London383 m
Connies Special Authentic Ghanaian387 m

Nearby pubs

Forest Tavern346 m
Fox & Hounds364 m
Giovannas Deli & Wine411 m
Joyau613 m

Nearby gyms

E7 Movement470 m
The Gym Factory476 m
Atherton Leisure Centre643 m
The Reformery732 m

Nearby pharmacies

Mansons Pharmacy501 m

Nearby health

The Forest Practice399 m
E7 Health412 m
Park Vue Dental Practice897 m
Neighbourhood Health Hub922 m
Food hygiene (5-star)41% of 109

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

41

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 months0

Rental market

Medium

Demand

Medium

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

52.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,342m
Crossrail 2 route6,555m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,906 nationally

1,753

Est. population

14,530/km²

64%

Employed

39%

Degree educated

£39,300

Median income

6.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

35

Community stability

Age profile

23%
27%
26%
17%
Under 1823%
18–3427%
35–4926%
50–6417%
65+7%

Tenure

15%
30%
42%
Own outright11%
Own (mortgage)15%
Private rent30%
Social rent42%
Shared ownership2%
Rent free0%

Ethnicity

19%
20%
25%
25%
White British19%
White Other20%
Asian25%
Black25%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household48%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent42%
Private rent30%

vs. London

Income vs London-6.4%

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)
18
Planning apps (3 years)
20
Local approval rate
56%
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)
125
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
NEWHAM MATERNITY HOSPITAL SITE, AREA B, NEWHAM MATERNITY HOSPITAL SITE, AREA B, FOREST LANE, E745 homes
completed
AREA E, NEWHAM MATERNITY HOSPITAL, AREA E, NEWHAM MATERNITY HOSPITAL, TOWER HAMLETS ROAD, CEMETERY ROAD, E738 homes
completed
NEWHAM MATERNITY HOSPITAL SITE, AREA G, NEWHAM MATERNITY HOSPITAL SITE, AREA G, FOREST LANE, E725 homes
completed
FORMER NURSES HOSTEL, FOREST GATE HOSP., FORMER NURSES HOSTEL, FOREST GATE HOSP., FOREST LANE, E716 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

Live in E7 9BH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E7 9BH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E7 9BH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E7 9BH

Full postcodeE7 9BH
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.549993
Longitude0.019344
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