Forest Gate North · Newham · Stratford and Bow constituency · 51.55014, 0.01874

E7 9BQ— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 54/100Yield 3.66%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
77
Schools
60
Transport
54
Environment
73
Investment
51

The bottom line

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

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Location

E7 9BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E7 9BQ

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

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“The family fortress”

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How E7 9BQ 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 · 4 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 7 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 · 885m

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area56.2 m²

EPC breakdown

C
3%
D
7%
E
2%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 9%Terraced 27%Flat 64%

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£140,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2020 · CAGR

+1.8%

Total change

+52%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.2%

per year

Acceleration

+12.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£155k£155k+0%1
Post-dot-com plateau2001–2004£69k£127k+84.1%1
Pre-crash peak2006–2006£93k£93k+0%1
GFC & correction2008–2008£135k£135k+0%1
Help-to-Buy recovery2016–2016£188k£188k+0%1
Brexit uncertainty2017–2017£199k£199k+0%2
Pandemic surge2020–2020£235k£235k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
4.4 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
5 min walk
Forest GateNational Rail
5 min walk
Wanstead Park Rail StationSuffragette
7 min walk
Maryland Rail StationElizabeth line
13 min walk
Leytonstone High Road Rail StationSuffragette
21 min walk
No bus stops within 400m

52

Walkability score

185

Footpaths (500m)

0

Santander docks (800m)

1.7 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

14

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)116
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock1.7 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

1125

Parks (1km)

32

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Forest Tavern (388 m)

Nearest supermarketCo-op Food · 421 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

374m

Post office

Nearby shops

Zera88 m
5 Star Brothers Mini Market111 m
S.N.N Food & Wine132 m
Caner Supermarket377 m

Nearby cafes

Shake a Shake351 m
Querky Cafe416 m
Tasty Treats420 m
The Gate Cafe429 m

Nearby restaurants

CFC Crispy Fried Chicken94 m
Tumeric Fusion366 m
Yuku Korean and Japanese367 m
Nawabi368 m

Nearby pubs

Forest Tavern388 m
Fox & Hounds406 m
Giovannas Deli & Wine455 m
Joyau596 m

Nearby gyms

E7 Movement462 m
The Gym Factory515 m
Atherton Leisure Centre640 m
The Reformery769 m

Nearby pharmacies

Mansons Pharmacy544 m

Nearby health

The Forest Practice434 m
E7 Health445 m
Park Vue Dental Practice877 m
Neighbourhood Health Hub906 m
Food hygiene (5-star)42% of 107

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

51

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

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

50.9

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,335m
Crossrail 2 route6,513m

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)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
20
Local approval rate
53%
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)
118
Largest scheme
105 homes · FOREST GATE HOSPITAL SITE, FOREST GATE HOSPITAL SITE, CEMETERY ROAD, E7
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

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Key facts for E7 9BQ

Full postcodeE7 9BQ
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.550138
Longitude0.018745
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