Forest Gate South · Newham · West Ham and Beckton constituency · 51.54205, 0.01842

E7 9HS— Forest Gate South, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
80
Schools
90
Transport
35
Environment
83
Investment
42

The bottom line

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

Less suited to Car-free commuters.

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Location

E7 9HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for E7 9HS

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

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“The family fortress”

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How E7 9HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Park Primary School

Good · Inspected May 2023 · 3 min walk

KS2: 107.2

—

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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 11 min walk

9 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

70.8 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour19%
Vehicle crime19%
Other16%
Theft4%
Burglary4%
Drug offences3%
Robbery2%

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 · 544m

Crime is +9% 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£6,821/m²
Price per ft²£634/ft²
Avg floor area79 m²

EPC breakdown

C
13%
D
51%
E
14%

Based on 78 properties · Confidence: high

Street mix

Semi 2%Terraced 86%Flat 12%

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£197,500
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 CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+905%

Market Activity

Price Velocity & Acceleration

Current Velocity

+124.0%

per year

Acceleration

+131.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached1.8%
Terraced94.5%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£117k+117.8%1.8
Post-dot-com plateau2001–2004£118k£230k+94.9%3.5
Pre-crash peak2006–2007£225k£285k+26.4%3
GFC & correction2008–2011£233k£167k-28.1%2.3
Help-to-Buy recovery2013–2016£360k£423k+17.4%2
Brexit uncertainty2017–2019£547k£525k-3.9%1.5
Pandemic surge2020–2021£645k£613k-5%2.5
Rate-rise correction2023–2023£260k£260k+0%1
Current market2024–2025£240k£538k+124%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
9.6%
District
8.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
10.7 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

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

19

Walkability score

104

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

25

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)168
Nearest car park282m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.1 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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

9 min walk

75%

Recommend GP

75%

Overall GP experience

13

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalRainbow Ward · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

881

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bay Tree (548 m)

Nearest supermarketCo-op Food · 906 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)

765m

Post office

Nearby shops

Woodgrange News773 m
Tesco Express782 m
MK Bros Supermarket789 m
P & P News842 m

Nearby cafes

Bana Cafe532 m
Chai Nashta547 m
Creamy Cup552 m
Al-Bail Chicken553 m

Nearby restaurants

Crave Joint362 m
Elsha Delight389 m
Aashish525 m
Slice Pizza Peri Peri526 m

Nearby pubs

The Bay Tree548 m
The Lamb771 m
Giovannas Deli & Wine906 m
Forest Tavern971 m

Nearby gyms

Old Spotted Dog Ground216 m
Atherton Leisure Centre383 m
City Boxing Camp586 m

Nearby pharmacies

Vicarage Pharmacy592 m
Mansons Pharmacy752 m
Rohpharm Pharmacy1.2 km

Nearby health

Irmadent569 m
Newham Vicarage Practice605 m
Vicarage Lane Transitional Team607 m
The Vicarage Lane Surgery609 m
Food hygiene (5-star)52% of 42

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

42

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

27.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,549m
Crossrail 2 route6,544m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,082 nationally

1,597

Est. population

22,137/km²

57%

Employed

35%

Degree educated

£45,300

Median income

10.5%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

34

Community stability

Age profile

26%
26%
25%
14%
Under 1826%
18–3426%
35–4925%
50–6414%
65+10%

Tenure

20%
16%
40%
22%
Own outright20%
Own (mortgage)16%
Private rent40%
Social rent22%
Shared ownership2%
Rent free0%

Ethnicity

13%
17%
47%
15%
White British13%
White Other17%
Asian47%
Black16%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household47%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent40%
Social rent22%

vs. London

Income vs London+7.9%

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)
24
Planning apps (3 years)
16
Local approval rate
83%
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)
37
Largest scheme
57 homes · 211-215, R/O 217, 211-215, R/O 217, ROMFORD ROAD, E15
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
NEWHAM MATERNITY HOSPITAL AREA I, NEWHAM MATERNITY HOSPITAL AREA I, FOREST LANE, E733 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
James Asser (Labour)
MP majority
11,634
Constituency
Stratford and Bow

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Key facts for E7 9HS

Full postcodeE7 9HS
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.542051
Longitude0.018415
Parliamentary constituencyWest Ham and Beckton
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