Forest Gate North · Newham · Stratford and Bow constituency · 51.55164, 0.01950

E7 9DL— Forest Gate North, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
80
Schools
60
Transport
53
Environment
92
Investment
45

The bottom line

E7 9DL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how E7 9DL 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 9DL meets your needs.

Location

E7 9DL

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 9DL

🛡️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 9DL with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E7 9DL 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 · 4 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 7 min walk

8 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +14% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,264/m²
Price per ft²£1,046/ft²
Avg floor area74.6 m²

EPC breakdown

B
7%
C
33%
D
14%
E
8%
F
1%

Based on 63 properties · Confidence: high

Street mix

Semi 14%Terraced 60%Flat 16%Other 11%

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£186,500
Rebuild cost per m²£2,500/m²

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

Construction era2016
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

1995–2025 · CAGR

+9.5%

Total change

+1433%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.9%

per year

Acceleration

+35.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached13.3%
Terraced66.7%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£115k+114.9%1.5
Post-dot-com plateau2002–2003£185k£197k+6.8%1.5
Pre-crash peak2005–2007£203k£250k+23%1.3
GFC & correction2010–2012£155k£198k+27.4%1.3
Help-to-Buy recovery2014–2016£325k£450k+38.5%2
Pandemic surge2021–2021£466k£466k+0%4
Rate-rise correction2022–2023£275k£563k+104.5%1.5
Current market2024–2025£586k£820k+39.9%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.4% α
Local
6.3%
District
5.9%
Terraced-0.1% α
Local
9.1%
District
9.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
4.8 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
6 min walk
Maryland Rail StationElizabeth line
14 min walk
Leytonstone High Road Rail StationSuffragette
19 min walk
No bus stops within 400m

53

Walkability score

196

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

13

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)112
Nearest car park221m
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: 7.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% 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

14 min walk

70%

Recommend GP

70%

Overall GP experience

0

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 · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1044

Parks (1km)

30

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Forest Tavern (384 m)

Nearest supermarketCo-op Food · 446 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)

208m

Post office

Nearby shops

S.N.N Food & Wine60 m
5 Star Brothers Mini Market74 m
Zera180 m
Caner Supermarket267 m

Nearby cafes

Shake a Shake192 m
The Wanstead Kitchen365 m
Querky Cafe404 m
The Gate Cafe404 m

Nearby restaurants

CFC Crispy Fried Chicken103 m
Tumeric Fusion255 m
Yuku Korean and Japanese256 m
Nawabi257 m

Nearby pubs

Forest Tavern384 m
Fox & Hounds396 m
Joyau431 m
Holly Tree461 m

Nearby gyms

E7 Movement288 m
The Gym Factory465 m
The Reformery697 m
Atherton Leisure Centre814 m

Nearby pharmacies

Mansons Pharmacy620 m

Nearby health

E7 Health371 m
The Forest Practice372 m
Park Vue Dental Practice717 m
Food hygiene (5-star)38% of 106

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

45

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 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

49.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,505m
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: 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)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
21
Local approval rate
57%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
116
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

AREA E, NEWHAM MATERNITY HOSPITAL, AREA E, NEWHAM MATERNITY HOSPITAL, TOWER HAMLETS ROAD, CEMETERY ROAD, E738 homes
completed
SITE OF LAKEHOUSE SCHOOL ANNEXE, SITE OF LAKEHOUSE SCHOOL ANNEXE, DAMES ROAD, E725 homes
completed
1-15, 1-15, STATION ROAD, E7 0AD16 homes
completed
93 - 97, 93 - 97, Earlham Grove, Forest Gate, E7 9AN15 homes
completed
70, 70, Field Road, Forest Gate, E7 9DL12 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 9DL? 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 9DL.
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 9DL

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

No spam. Unsubscribe anytime.

Key facts for E7 9DL

Full postcodeE7 9DL
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.551636
Longitude0.019503
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