Forest Gate South · Newham · West Ham and Beckton constituency · 51.54428, 0.02004

E7 9JY— Forest Gate South, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 53/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
80
Schools
100
Transport
53
Environment
83
Investment
53

The bottom line

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

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Location

E7 9JY

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 9JY

🛡️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 9JY 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

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 · 8 min walk

8 primaries · 5 secondaries · 1 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 624m

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area73.4 m²

EPC breakdown

C
35%
D
28%
E
10%
F
2%

Based on 75 properties · Confidence: high

Street mix

Semi 29%Terraced 13%Flat 58%

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£183,500
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

1996–2023 · CAGR

+5.2%

Total change

+292%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.1%

per year

Acceleration

-53.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached31.4%
Terraced14.3%
Flat/maisonette54.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£194k+223.4%1.8
Post-dot-com plateau2001–2003£145k£119k-17.9%3.7
Pre-crash peak2005–2007£175k£187k+6.9%1.7
GFC & correction2011–2012£298k£104k-65%1.5
Help-to-Buy recovery2013–2014£180k£211k+17.2%1
Brexit uncertainty2017–2017£282k£282k+0%1
Pandemic surge2020–2020£313k£313k+0%1
Rate-rise correction2022–2023£368k£235k-36.1%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+2.1% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Semi-detached+2.1% α
Local
18.5%
District
16.4%
Flat/maisonette-0.2% α
Local
7.5%
District
7.7%

CAGR over 2yr 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
Above London average
Forest Gate StationElizabeth line line
7.4 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

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

40

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

1.7 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)134
Nearest car park193m
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: 9.0 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 AONB71% green spaceTree canopy: 22%
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

11 min walk

75%

Recommend GP

75%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalRainbow Ward · 2.6 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

893

Parks (1km)

36

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Giovannas Deli & Wine (636 m)

Nearest supermarketCo-op Food · 634 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 News510 m
Tesco Express522 m
MK Bros Supermarket528 m
Safiya Fruit & Vegetables598 m

Nearby cafes

Italian Espresso371 m
Candyfloss Crepeire403 m
Cafe @ 48405 m
Chai Nashta414 m

Nearby restaurants

Adda Ghor Cafe and Restaurant329 m
Phat Ladz349 m
al Bakri Restaurant362 m
Crave Joint378 m

Nearby pubs

Giovannas Deli & Wine636 m
Forest Tavern699 m
Fox & Hounds713 m
The Bay Tree763 m

Nearby gyms

Old Spotted Dog Ground251 m
Atherton Leisure Centre344 m
Regal Boxing707 m
City Boxing Camp710 m

Nearby pharmacies

Mansons Pharmacy492 m
Vicarage Pharmacy760 m

Nearby health

Irmadent676 m
Neighbourhood Health Hub686 m
Vicarage Lane Transitional Team769 m
Newham Vicarage Practice770 m
Food hygiene (5-star)44% of 132

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

53

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 score21/100
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

40.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,820m
Crossrail 2 route6,642m

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)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
19
Local approval rate
73%
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)
130
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
James Asser (Labour)
MP majority
11,634
Constituency
Stratford and Bow

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Key facts for E7 9JY

Full postcodeE7 9JY
Postcode districtE7
BoroughLondon Borough of Newham
WardForest Gate South
Latitude51.544280
Longitude0.020043
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