Forest Gate South · Newham · Stratford and Bow constituency · 51.54688, 0.01908

E7 9JJ— Forest Gate South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 58/100Yield 3.66%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
100
Transport
58
Environment
73
Investment
59

The bottom line

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

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Location

E7 9JJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for E7 9JJ

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

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“High-connectivity investment target”

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How E7 9JJ 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 · 5 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+31% vs borough

Crime by type

Other31%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime12%
Theft7%
Robbery6%
Drug offences5%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 653m

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area91.5 m²

EPC breakdown

C
12%
D
20%
E
5%
F
1%

Based on 38 properties · Confidence: high

Street mix

Semi 53%Terraced 9%Flat 38%

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£228,750
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

1996–2021 · CAGR

+3.2%

Total change

+119%

Market Activity

Price Velocity & Acceleration

Current Velocity

-77.2%

per year

Acceleration

-432.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached56.7%
Terraced10%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£117k£80k-31.3%1.8
Post-dot-com plateau2001–2003£115k£345k+200%3.3
Pre-crash peak2005–2007£119k£146k+22.9%1.5
GFC & correction2008–2009£410k£160k-61%2
Help-to-Buy recovery2014–2015£540k£560k+3.7%1
Brexit uncertainty2017–2018£888k£245k-72.4%1
Pandemic surge2020–2021£1.12m£255k-77.2%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+19.6% alpha

Weakest performer

Flat/maisonette

+2.7% alpha

Semi-detached+19.6% α
Local
39.1%
District
19.5%
Flat/maisonette+2.7% α
Local
10.3%
District
7.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing10
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
5.1 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Forest Gate Rail StationElizabeth line
6 min walk
Forest GateNational Rail
6 min walk
Wanstead Park Rail StationSuffragette
9 min walk
Maryland Rail StationElizabeth line
12 min walk
Stratford DLR StationDLR
21 min walk
No bus stops within 400m

47

Walkability score

136

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)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)137
Nearest car park108m
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: 7.1 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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

11 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1104

Parks (1km)

37

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (482 m)

Nearest supermarketCo-op Food · 464 m
2 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)

424m

Post office

Nearby shops

Zera417 m
Woodgrange News425 m
Safiya Fruit & Vegetables443 m
MK Bros Supermarket450 m

Nearby cafes

Italian Espresso374 m
Candyfloss Crepeire375 m
Costa428 m
Coffee of Italy430 m

Nearby restaurants

Phat Ladz316 m
Adda Ghor Cafe and Restaurant335 m
Ayans Grill And Catering363 m
al Bakri Restaurant364 m

Nearby pubs

Giovannas Deli & Wine482 m
Forest Tavern501 m
Fox & Hounds519 m
The Bay Tree913 m

Nearby gyms

Atherton Leisure Centre354 m
Old Spotted Dog Ground545 m
The Gym Factory655 m
Regal Boxing731 m

Nearby pharmacies

Mansons Pharmacy426 m
Vicarage Pharmacy859 m

Nearby health

The Forest Practice616 m
E7 Health642 m
Neighbourhood Health Hub696 m
Irmadent723 m
Food hygiene (5-star)41% of 114

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

59

Investment score

Good

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 score20/100
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

46.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,035m
Crossrail 2 route6,557m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,985 nationally

1,956

Est. population

14,676/km²

58%

Employed

39%

Degree educated

£39,300

Median income

10.3%

Claimant rate

Inner cityHigh densityRenters

30

Community stability

Age profile

25%
27%
26%
16%
Under 1825%
18–3427%
35–4926%
50–6416%
65+7%

Tenure

15%
44%
28%
Own outright11%
Own (mortgage)15%
Private rent44%
Social rent28%
Shared ownership1%
Rent free1%

Ethnicity

16%
45%
18%
White British12%
White Other16%
Asian45%
Black18%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household53%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent44%
Social rent28%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
20
Local approval rate
67%
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)
136
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
211-215, R/O 217, 211-215, R/O 217, ROMFORD ROAD, E1557 homes
completed
GURNEY SCHOOL, GURNEY SCHOOL, KNOX ROAD, E746 homes
completed
NEWHAM MATERNITY HOSPITAL SITE, AREA B, NEWHAM MATERNITY HOSPITAL SITE, AREA B, FOREST LANE, E745 homes
completed
NEWHAM MATERNITY HOSPITAL SITE, AREA G, NEWHAM MATERNITY HOSPITAL SITE, AREA G, FOREST LANE, E725 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 9JJ

Full postcodeE7 9JJ
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.546877
Longitude0.019076
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