Forest Gate South · Newham · Stratford and Bow constituency · 51.54631, 0.02235

E7 9HJ— Forest Gate South, Newham

Location and area intelligence for E7 9HJ, Forest Gate South, Newham

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
69
Schools
60
Transport
62
Environment
73
Investment
49

The bottom line

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

The catch: high noise levels nearby.

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Location

E7 9HJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for E7 9HJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E7 9HJ 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 · 5 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 5 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 · 5 min walk

9 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

136.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+51% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Anti-social behaviour14%
Vehicle crime11%
Burglary9%
Theft6%
Drug offences4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 831m

Crime is +110% 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£5,004/m²
Price per ft²£465/ft²
Avg floor area62 m²

EPC breakdown

C
25%
D
52%
E
22%
F
1%
G
3%

Based on 103 properties · Confidence: high

Street mix

Semi 12%Terraced 7%Flat 76%Other 5%

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£155,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.7%

Total change

+280%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

-19.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached15.6%
Terraced8.9%
Flat/maisonette75.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£141k+81.5%2.2
Post-dot-com plateau2001–2004£56k£160k+185.7%3.7
Pre-crash peak2005–2007£170k£320k+87.9%2.5
GFC & correction2009–2010£160k£185k+15.6%2
Help-to-Buy recovery2014–2016£201k£444k+121.2%1.7
Brexit uncertainty2017–2017£242k£242k+0%1
Pandemic surge2020–2020£266k£266k+0%3
Rate-rise correction2022–2022£312k£312k+0%3
Current market2024–2025£335k£295k-12.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
5.5%
District
7.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Gate StationElizabeth line line
4.2 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
8 min walk
Maryland Rail StationElizabeth line
14 min walk
Upton Park Underground StationDistrict · Hammersmith & City
19 min walk
No bus stops within 400m

61

Walkability score

197

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria48 min ↑
Waterloo45 min ↑
Canary Wharf ★33 min
City39 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

16

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)132
Nearest car park232m
Santander docks (800m)0
Nearest cycle dock1.9 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: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 25%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

13 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalRainbow Ward · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

928

Parks (1km)

49

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (360 m)

Nearest supermarketCo-op Food · 359 m
2 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)

233m

Post office

Nearby shops

Woodgrange News239 m
Tesco Express256 m
MK Bros Supermarket260 m
Safiya Fruit & Vegetables322 m

Nearby cafes

Italian Espresso140 m
Candyfloss Crepeire150 m
Coffee of Italy213 m
Cafe @ 48291 m

Nearby restaurants

Phat Ladz88 m
Adda Ghor Cafe and Restaurant99 m
al Bakri Restaurant130 m
Ayans Grill And Catering137 m

Nearby pubs

Giovannas Deli & Wine360 m
Forest Tavern429 m
Fox & Hounds442 m
The Ciderhouse770 m

Nearby gyms

Old Spotted Dog Ground458 m
Regal Boxing503 m
Atherton Leisure Centre525 m
The Gym Factory565 m

Nearby pharmacies

Mansons Pharmacy227 m

Nearby health

The Forest Practice561 m
E7 Health592 m
Food hygiene (5-star)41% of 165

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

49

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 score25/100
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

8/100

Velocity score

Future outlook

57.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,096m
Crossrail 2 route6,788m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,594 nationally

1,715

Est. population

14,659/km²

55%

Employed

36%

Degree educated

£37,700

Median income

8.4%

Claimant rate

Inner cityHigh densityRenters

26

Community stability

Age profile

29%
26%
24%
13%
Under 1829%
18–3426%
35–4925%
50–6413%
65+8%

Tenure

17%
54%
17%
Own outright17%
Own (mortgage)11%
Private rent54%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

60%
14%
White British8%
White Other11%
Asian60%
Black14%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household56%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Private rent54%
Social rent17%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
23
Local approval rate
55%
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)
165
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

140 - 150, 140 - 150, Earlham Grove, Forest Gate, E7 9AB78 homes
completed
4-20, 4-20, WOODGRANGE ROAD, E777 homes
completed
39A To 49A, 39A To 49A, Woodgrange Road, Forest Gate, E7 8BA74 homes
completed
211-215, R/O 217, 211-215, R/O 217, ROMFORD ROAD, E1557 homes
completed
GURNEY SCHOOL, GURNEY SCHOOL, KNOX ROAD, E746 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

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Key facts for E7 9HJ

Full postcodeE7 9HJ
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.546308
Longitude0.022354
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