Forest Gate South · Newham · Stratford and Bow constituency · 51.54369, 0.01906

E7 9HP— Forest Gate South, Newham

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

 

Schools 100%Safety 73/100Transport 49/100Yield 3.66%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
73
Schools
100
Transport
49
Environment
82
Investment
54

The bottom line

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

Check your dealbreakers

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

Location

E7 9HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E7 9HP

🛡️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 9HP with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
Share:WhatsAppShare on X

How E7 9HP 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 · 5 min walk

KS2: 109.7

—

Secondary

Stratford School Academy

Not yet inspected · 5 min walk

P8: +0.60A8: 54.4

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 9 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 554m

Crime is +71% above London average

Property

Prices, sales volume and market trends

Avg floor area83.2 m²

EPC breakdown

B
1%
C
5%
D
17%
E
8%

Based on 31 properties · Confidence: high

Street mix

Semi 11%Terraced 68%Detached 4%Flat 14%Other 4%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£208,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.3%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-32.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Detached4.2%
Semi-detached12.5%
Terraced70.8%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£92k+65.8%1.5
Post-dot-com plateau2002–2004£193k£241k+25.2%2
GFC & correction2008–2012£230k£285k+23.9%2.5
Help-to-Buy recovery2014–2014£346k£346k+0%2
Brexit uncertainty2017–2019£583k£600k+3%1.5
Current market2024–2024£426k£426k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
7.3%
District
8.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Forest Gate StationElizabeth line line
8.5 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
9 min walk
Forest GateNational Rail
9 min walk
Maryland Rail StationElizabeth line
12 min walk
Wanstead Park Rail StationSuffragette
13 min walk
Plaistow Underground StationHammersmith & City · District
17 min walk
No bus stops within 400m

35

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

1.7 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

19

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)149
Nearest car park222m
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: 7.0 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

10 min walk

75%

Recommend GP

75%

Overall GP experience

11

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalRainbow Ward · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

881

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bay Tree (670 m)

Nearest supermarketCo-op Food · 726 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)

598m

Post office

Nearby shops

Woodgrange News605 m
Tesco Express617 m
MK Bros Supermarket623 m
Safiya Fruit & Vegetables690 m

Nearby cafes

Italian Espresso465 m
Chai Nashta475 m
Kaspas479 m
Cookies and Cream Express482 m

Nearby restaurants

Crave Joint384 m
Elsha Delight406 m
Adda Ghor Cafe and Restaurant423 m
Phat Ladz443 m

Nearby pubs

The Bay Tree670 m
Giovannas Deli & Wine729 m
Forest Tavern788 m
Fox & Hounds803 m

Nearby gyms

Old Spotted Dog Ground236 m
Atherton Leisure Centre299 m
City Boxing Camp631 m
Regal Boxing795 m

Nearby pharmacies

Mansons Pharmacy587 m
Vicarage Pharmacy673 m

Nearby health

Irmadent600 m
Neighbourhood Health Hub618 m
Newham Vicarage Practice683 m
Vicarage Lane Transitional Team684 m
Food hygiene (5-star)51% of 91

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

54

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,729m
Crossrail 2 route6,578m

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)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
18
Local approval rate
78%
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)
55
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
214, 214, UPTON LANE, E7 9NP45 homes
completed
LAND ADJ. TO 'THE OLD SPOTTED DOG' P.H., LAND ADJ. TO 'THE OLD SPOTTED DOG' P.H., WYATT ROAD, E726 homes
completed
93 - 97, 93 - 97, Earlham Grove, Forest Gate, E7 9AN15 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

Live in E7 9HP? 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 9HP.
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 9HP

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

No spam. Unsubscribe anytime.

Key facts for E7 9HP

Full postcodeE7 9HP
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.543685
Longitude0.019065
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