Forest Gate South · Newham · Stratford and Bow constituency · 51.54562, 0.02110

E7 9JW— Forest Gate South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
69
Schools
100
Transport
60
Environment
83
Investment
49

The bottom line

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

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Location

E7 9JW

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 9JW

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

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

“High-connectivity investment target”

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How E7 9JW 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 · 4 min walk

KS2: 109.7

—

Secondary

Forest Gate Community School

Not yet inspected · 6 min walk

P8: +1.07A8: 58.2

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 · 6 min walk

9 primaries · 5 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 724m

Crime is +110% 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£6,182/m²
Price per ft²£574/ft²
Avg floor area64 m²

EPC breakdown

C
7%
D
8%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Flat 95%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£160,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsCavity wall, 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

1999–2025 · CAGR

+8.2%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.5%

per year

Acceleration

+48.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£51k£51k+0%2
Post-dot-com plateau2003–2004£138k£167k+21.5%1.5
Pre-crash peak2006–2006£181k£181k+0%1
GFC & correction2008–2008£195k£195k+0%1
Help-to-Buy recovery2013–2015£163k£283k+73.8%1.3
Brexit uncertainty2018–2018£326k£326k+0%2
Rate-rise correction2023–2023£291k£291k+0%2
Current market2025–2025£400k£400k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
7.5%
District
7.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
5.4 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
10 min walk
Maryland Rail StationElizabeth line
13 min walk
Upton Park Underground StationDistrict · Hammersmith & City
19 min walk
No bus stops within 400m

51

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

2

EV chargers (800m)

Total spaces (800m)132
Nearest car park144m
Santander docks (800m)0
Nearest cycle dock1.8 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: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 61%
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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

12 min walk

75%

Recommend GP

75%

Overall GP experience

4

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

Amenities

Shops, restaurants, parks and more

965

Parks (1km)

48

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (472 m)

Nearest supermarketCo-op Food · 469 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)

349m

Post office

Nearby shops

Woodgrange News355 m
Tesco Express370 m
MK Bros Supermarket375 m
Safiya Fruit & Vegetables433 m

Nearby cafes

Italian Espresso238 m
Candyfloss Crepeire259 m
Coffee of Italy324 m
Cafe @ 48339 m

Nearby restaurants

Adda Ghor Cafe and Restaurant192 m
Phat Ladz199 m
al Bakri Restaurant227 m
Ayans Grill And Catering245 m

Nearby pubs

Giovannas Deli & Wine472 m
Forest Tavern533 m
Fox & Hounds547 m
The Ciderhouse885 m

Nearby gyms

Old Spotted Dog Ground379 m
Atherton Leisure Centre420 m
Regal Boxing598 m
The Gym Factory674 m

Nearby pharmacies

Mansons Pharmacy342 m

Nearby health

The Forest Practice663 m
E7 Health693 m
Irmadent785 m
Food hygiene (5-star)42% of 161

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 score24/100
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

48.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,986m
Crossrail 2 route6,706m

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)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
21
Local approval rate
62%
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)
129
Largest scheme
105 homes · FOREST GATE HOSPITAL SITE, FOREST GATE HOSPITAL SITE, CEMETERY ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

140 - 150, 140 - 150, Earlham Grove, Forest Gate, E7 9AB78 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
214, 214, UPTON LANE, E7 9NP45 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 9JW

Full postcodeE7 9JW
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.545620
Longitude0.021097
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