Green Street West · Newham · Stratford and Bow constituency · 51.54150, 0.02360

E7 9PL— Green Street West, Newham

Location and area intelligence for E7 9PL, Green Street West, Newham

The family fortress

 

Schools 100%Safety 78/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
78
Schools
60
Transport
50
Environment
82
Investment
42

The bottom line

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

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Location

E7 9PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for E7 9PL

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E7 9PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Antony's Catholic Primary School

Not yet inspected · Inspected Feb 2025 · 2 min walk

KS2: 108.8

—

Secondary

Stratford School Academy

Not yet inspected · 1 min walk

P8: +0.60A8: 54.4

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 10 min walk

11 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-10% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Vehicle crime20%
Anti-social behaviour13%
Theft7%
Drug offences4%
Burglary3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 904m

Crime is +26% 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£4,762/m²
Price per ft²£442/ft²
Avg floor area102.2 m²

EPC breakdown

C
1%
D
2%
E
2%

Based on 5 properties · Confidence: low

Street mix

Terraced 100%

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£255,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.5%

Total change

+785%

Market Activity

Price Velocity & Acceleration

Current Velocity

+203.0%

per year

Acceleration

+232.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£57k£57k+0%1
Post-dot-com plateau2003–2003£199k£199k+0%1
GFC & correction2011–2012£235k£165k-29.8%1
Current market2025–2025£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
10.4 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
Upton Park Underground StationDistrict · Hammersmith & City
13 min walk
Wanstead Park Rail StationSuffragette
14 min walk
Plaistow Underground StationHammersmith & City · District
15 min walk
No bus stops within 400m

39

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

2.0 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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)260
Nearest car park370m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
784m

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 AONB68% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

6 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalRainbow Ward · 2.2 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

629

Parks (1km)

40

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (694 m)

Nearest supermarketCo-op Food · 861 m
12 tennis courts1 swimming pools2 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)

677m

Post office

Nearby shops

Tesco Express682 m
Woodgrange News688 m
MK Bros Supermarket693 m
Tariq Halal Meats695 m

Nearby cafes

Bana Cafe183 m
Chai Nashta282 m
Super Boba298 m
Kaspas300 m

Nearby restaurants

Crave Joint23 m
Elsha Delight39 m
Slice Pizza Peri Peri181 m
Indiano Pizza189 m

Nearby pubs

The Lamb694 m
Giovannas Deli & Wine847 m
Forest Tavern942 m
Fox & Hounds951 m

Nearby gyms

Old Spotted Dog Ground165 m
Gym Spot690 m
Atherton Leisure Centre692 m
Regal Boxing694 m

Nearby pharmacies

Mansons Pharmacy658 m

Nearby health

Green Street Dental Practice674 m
The Forest Practice1.1 km
The Project Surgery1.1 km
E7 Health1.1 km
Food hygiene (5-star)43% of 128

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

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 score21/100
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

41.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,672m
Crossrail 2 route6,907m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,657 nationally

1,674

Est. population

25,206/km²

54%

Employed

31%

Degree educated

£37,700

Median income

8.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

28%
27%
23%
14%
Under 1828%
18–3427%
35–4923%
50–6414%
65+8%

Tenure

25%
18%
38%
18%
Own outright25%
Own (mortgage)18%
Private rent38%
Social rent18%
Shared ownership0%

Ethnicity

68%
White British5%
White Other10%
Asian68%
Black9%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine23%
No car household41%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent38%
Social rent18%

vs. London

Income vs London-10.2%

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)
20
Planning apps (3 years)
16
Local approval rate
75%
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)
184
Largest scheme
78 homes · 140 - 150, 140 - 150, Earlham Grove, Forest Gate, E7 9AB
Pipeline pressure
NONE

Named schemes (500m)

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
THE FRANCISCAN FRIARY, 58, THE FRANCISCAN FRIARY, 58, ST ANTHONYS ROAD, E7 9QB22 homes
completed
ST ANTONYS HALL, ST ANTONYS HALL, LANCASTER ROAD, E7 9QB21 homes
completed
199, 199, Upton Lane, Forest Gate, E7 9PR13 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.3%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Lewis Gordon GodfreyLabour and Co-operative Party
Mumtaz KhanLabour and Co-operative Party
Amar VirdeeLabour and Co-operative Party

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Key facts for E7 9PL

Full postcodeE7 9PL
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.541503
Longitude0.023597
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