Forest Gate North · Newham · Stratford and Bow constituency · 51.55245, 0.01815

E7 9DQ— Forest Gate North, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
80
Schools
60
Transport
52
Environment
82
Investment
41

The bottom line

E7 9DQ 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.

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Location

E7 9DQ

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 9DQ

🛡️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 9DQ 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 · 4 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 14 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 · 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£6,431/m²
Price per ft²£597/ft²
Avg floor area79.1 m²

EPC breakdown

C
2%
D
4%
E
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 100%

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£197,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, 50 mm loft insulation
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

2000–2024 · CAGR

+8.2%

Total change

+564%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.4%

per year

Acceleration

-46.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£77k£77k+0%2
Post-dot-com plateau2003–2004£160k£240k+50%1
Pre-crash peak2006–2006£222k£222k+0%2
GFC & correction2011–2011£168k£168k+0%1
Help-to-Buy recovery2015–2016£300k£475k+58.3%1
Pandemic surge2021–2021£500k£500k+0%1
Rate-rise correction2022–2022£633k£633k+0%1
Current market2024–2024£510k£510k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.9% alpha

Terraced+4.9% α
Local
19.4%
District
14.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
6.3 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
7 min walk
Maryland Rail StationElizabeth line
14 min walk
Leytonstone High Road Rail StationSuffragette
18 min walk
No bus stops within 400m

46

Walkability score

189

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

12

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)51
Nearest car park170m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
743m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.3 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

12 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 3.0 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

1107

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 576 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

241m

Post office

Nearby shops

Caner Supermarket137 m
S.N.N Food & Wine186 m
5 Star Brothers Mini Market192 m
Zera218 m

Nearby cafes

Shake a Shake245 m
The Wanstead Kitchen283 m
Bela's Cafe and Food Mart509 m
Bagel Eats516 m

Nearby restaurants

Tumeric Fusion125 m
Yuku Korean and Japanese126 m
Nawabi127 m
CFC Crispy Fried Chicken221 m

Nearby pubs

Joyau341 m
Holly Tree396 m
Pretty Decent Beer Co Taproom459 m
Forest Tavern511 m

Nearby gyms

E7 Movement242 m
The Gym Factory579 m
Atherton Leisure Centre872 m
Old Spotted Dog Ground1.2 km

Nearby pharmacies

Mansons Pharmacy749 m

Nearby health

E7 Health478 m
The Forest Practice485 m
Park Vue Dental Practice619 m
Food hygiene (5-star)38% of 63

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

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

42.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,535m
Crossrail 2 route6,456m

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)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
19
Local approval rate
67%
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)
41
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
SITE OF LAKEHOUSE SCHOOL ANNEXE, SITE OF LAKEHOUSE SCHOOL ANNEXE, DAMES ROAD, 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 9DQ

Full postcodeE7 9DQ
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate North
Latitude51.552451
Longitude0.018155
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