Forest Gate North · Newham · Stratford and Bow constituency · 51.55124, 0.01715

E7 9BT— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 52/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
80
Schools
60
Transport
52
Environment
72
Investment
44

The bottom line

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

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Location

E7 9BT

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

Deep-dive guides for E7 9BT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E7 9BT 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 · 3 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 6 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 9 min walk

8 primaries · 1 secondaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 931m

Crime is +14% 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£9,007/m²
Price per ft²£837/ft²
Avg floor area76.3 m²

EPC breakdown

C
7%
D
25%
E
8%
F
5%

Based on 45 properties · Confidence: high

Street mix

Terraced 97%Flat 3%

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£190,750
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)
RoofPitched, no insulation (assumed)
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

1998–2025 · CAGR

+9.3%

Total change

+997%

Market Activity

Price Velocity & Acceleration

Current Velocity

+74.4%

per year

Acceleration

+73.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 55 sales

Property Type Mix

Total: 55 sales

Terraced96.4%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£62k£95k+53.2%4
Post-dot-com plateau2001–2004£113k£125k+10.8%3.7
Pre-crash peak2005–2007£159k£223k+39.9%4.5
GFC & correction2008–2011£235k£205k-12.8%1
Help-to-Buy recovery2013–2016£250k£425k+70%1.8
Brexit uncertainty2017–2019£490k£500k+2%1.7
Pandemic surge2020–2021£413k£387k-6.2%2
Rate-rise correction2022–2022£390k£390k+0%2
Current market2025–2025£680k£680k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
9.3%
District
8.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
6.2 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
7 min walk
Forest GateNational Rail
7 min walk
Wanstead Park Rail StationSuffragette
8 min walk
Maryland Rail StationElizabeth line
12 min walk
Leytonstone High Road Rail StationSuffragette
19 min walk
No bus stops within 400m

44

Walkability score

188

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

15

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)126
Nearest car park297m
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: 7.2 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 19%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.1 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

HARROW ROAD GP CENTRE

2-8 HARROW ROAD, LEYTONSTONE, E11 3QF

13 min walk

70%

Recommend GP

70%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 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

1237

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Joyau (486 m)

Nearest supermarketCo-op Food · 566 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

0

Libraries (1km)

0

Cinemas (2km)

361m

Post office

Nearby shops

Zera88 m
5 Star Brothers Mini Market173 m
S.N.N Food & Wine184 m
Caner Supermarket229 m

Nearby cafes

Shake a Shake353 m
The Wanstead Kitchen432 m
Querky Cafe543 m
The Gate Cafe549 m

Nearby restaurants

CFC Crispy Fried Chicken188 m
Tumeric Fusion218 m
Yuku Korean and Japanese219 m
Nawabi220 m

Nearby pubs

Joyau486 m
Forest Tavern519 m
Fox & Hounds534 m
Holly Tree547 m

Nearby gyms

E7 Movement392 m
The Gym Factory621 m
Atherton Leisure Centre726 m
Old Spotted Dog Ground1.0 km

Nearby pharmacies

Mansons Pharmacy707 m

Nearby health

The Forest Practice531 m
E7 Health534 m
Park Vue Dental Practice755 m
Neighbourhood Health Hub940 m
Food hygiene (5-star)35% of 51

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

44

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 score15/100
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

47.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,385m
Crossrail 2 route6,395m

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)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
15
Local approval rate
70%
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)
40
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 9BT

Full postcodeE7 9BT
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.551245
Longitude0.017149
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