Forest Gate South · Newham · Stratford and Bow constituency · 51.54551, 0.01861

E7 9HL— Forest Gate South, Newham

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

 

Schools 100%Safety 73/100Transport 51/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
73
Schools
100
Transport
51
Environment
84
Investment
43

The bottom line

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

The catch: high noise levels nearby.

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Location

E7 9HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for E7 9HL

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

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Postcode Personality

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How E7 9HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Earlham Primary School

Outstanding · Inspected Jun 2023 · 2 min walk

KS2: 109.7

—

Secondary

Forest Gate Community School

Not yet inspected · 7 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 8 min walk

9 primaries · 5 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

110.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+23% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime17%
Theft5%
Drug offences4%
Burglary4%
Robbery2%

Road safety

83

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 557m

Crime is +71% 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£6,021/m²
Price per ft²£559/ft²
Avg floor area49.4 m²

EPC breakdown

B
7%
C
40%
D
42%
E
14%
F
5%
G
1%

Based on 109 properties · Confidence: high

Street mix

Semi 11%Terraced 2%Detached 9%Flat 71%Other 7%

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£123,500
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

1995–2025 · CAGR

+4%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.1%

per year

Acceleration

+26.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 30 sales

Property Type Mix

Total: 30 sales

Detached13.3%
Semi-detached16.7%
Terraced3.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£111k£67k-39.6%3.5
Post-dot-com plateau2001–2004£250k£135k-46%3.2
Pre-crash peak2005–2005£143k£143k+0%1
GFC & correction2008–2012£160k£525k+228.1%1.3
Help-to-Buy recovery2014–2015£1.14m£270k-76.3%1.5
Current market2024–2025£276k£356k+29.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
11.9%
District
12.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

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
6.7 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
11 min walk
Maryland Rail StationElizabeth line
11 min walk
Stratford DLR StationDLR
20 min walk
No bus stops within 400m

37

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 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

15

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)134
Nearest car park54m
Santander docks (800m)0
Nearest cycle dock1.6 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 58%
More green space than 99% 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

NEWHAM VICARAGE PRACTICE

VICARAGE LANE HEALTH CENTRE, 10 VICARAGE LANE, STRATFORD, E15 4ES

9 min walk

73%

Recommend GP

73%

Overall GP experience

12

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

Amenities

Shops, restaurants, parks and more

1043

Parks (1km)

21

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (597 m)

Nearest supermarketCo-op Food · 586 m
12 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)

503m

Post office

Nearby shops

Woodgrange News507 m
Tesco Express526 m
MK Bros Supermarket530 m
Safiya Fruit & Vegetables558 m

Nearby cafes

Italian Espresso408 m
Candyfloss Crepeire424 m
Coffee of Italy488 m
Cafe @ 48506 m

Nearby restaurants

Adda Ghor Cafe and Restaurant363 m
Phat Ladz363 m
al Bakri Restaurant397 m
Ayans Grill And Catering411 m

Nearby pubs

Giovannas Deli & Wine597 m
Forest Tavern635 m
Fox & Hounds652 m
The Bay Tree776 m

Nearby gyms

Atherton Leisure Centre250 m
Old Spotted Dog Ground418 m
City Boxing Camp663 m
The Gym Factory786 m

Nearby pharmacies

Mansons Pharmacy499 m
Vicarage Pharmacy739 m

Nearby health

Neighbourhood Health Hub609 m
Irmadent621 m
The Vicarage Lane Surgery743 m
Vicarage Lane Transitional Team743 m
Food hygiene (5-star)49% of 82

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

43

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 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

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,887m
Crossrail 2 route6,534m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,553 nationally

1,830

Est. population

30,000/km²

60%

Employed

41%

Degree educated

£44,900

Median income

10.0%

Claimant rate

SuburbanVery high densityRenters

29

Community stability

Age profile

21%
29%
26%
14%
Under 1821%
18–3429%
35–4926%
50–6414%
65+10%

Tenure

14%
45%
27%
Own outright12%
Own (mortgage)14%
Private rent45%
Social rent27%
Shared ownership1%
Rent free1%

Ethnicity

15%
23%
30%
20%
White British15%
White Other23%
Asian30%
Black20%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent45%
Social rent27%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
20
Local approval rate
80%
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)
133
Largest scheme
105 homes · FOREST GATE HOSPITAL SITE, FOREST GATE HOSPITAL SITE, CEMETERY ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

211-215, R/O 217, 211-215, R/O 217, ROMFORD ROAD, E1557 homes
completed
GURNEY SCHOOL, GURNEY SCHOOL, KNOX ROAD, E746 homes
completed
93 - 97, 93 - 97, Earlham Grove, Forest Gate, E7 9AN15 homes
completed
245, 245, Romford Road, Forest Gate, E7 9HL10 homes
completed
Development Site, Radlett Close, Forest Gate, E7 9JF9 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 9HL

Full postcodeE7 9HL
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.545510
Longitude0.018612
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