Green Street West · Newham · Stratford and Bow constituency · 51.54018, 0.02386

E7 9PP— Green Street West, Newham

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

The family fortress

 

Schools 100%Safety 78/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
63
Safety
78
Schools
60
Transport
36
Environment
84
Investment
46

The bottom line

E7 9PP 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 9PP

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

Deep-dive guides for E7 9PP

🛡️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 9PP 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 · 1 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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 12 min walk

9 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 · 973m

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,762/m²
Price per ft²£442/ft²
Avg floor area102.3 m²

EPC breakdown

B
1%
C
9%
D
9%
E
2%

Based on 21 properties · Confidence: medium

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£255,750
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)
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

1996–2026 · CAGR

+7.4%

Total change

+757%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.2%

per year

Acceleration

+12.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£51k-2.8%2
Post-dot-com plateau2001–2004£144k£240k+66.4%2
GFC & correction2012–2012£248k£248k+0%1
Help-to-Buy recovery2013–2013£401k£401k+0%1
Brexit uncertainty2018–2018£860k£860k+0%1
Pandemic surge2020–2021£382k£585k+53.1%1
Rate-rise correction2022–2022£665k£665k+0%1
Current market2025–2026£507k£450k-11.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.1%
District
8.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing13
Trend Position100

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
12 min walk
Forest Gate Rail StationElizabeth line
13 min walk
Forest GateNational Rail
13 min walk
Plaistow Underground StationHammersmith & City · District
13 min walk
Wanstead Park Rail StationSuffragette
16 min walk
No bus stops within 400m

39

Walkability score

87

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

11

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)256
Nearest car park487m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
724m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.2 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.8 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

4 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalRainbow Ward · 2.0 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

587

Parks (1km)

37

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (555 m)

Nearest supermarketCo-op Food · 1.0 km
12 tennis courts2 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)

821m

Post office

Nearby shops

Tariq Halal Meats634 m
NMS Retail807 m
Costcutter821 m
Tesco Express825 m

Nearby cafes

Bana Cafe261 m
GT Cafe347 m
Famous Brew Cafe365 m
Chai Nashta406 m

Nearby restaurants

Crave Joint172 m
Elsha Delight174 m
Slice Pizza Peri Peri265 m
Crunchys276 m

Nearby pubs

The Lamb555 m
The Lord Stanley990 m
Giovannas Deli & Wine992 m
Forest Tavern1.1 km

Nearby gyms

Old Spotted Dog Ground279 m
Gym Spot600 m
Atherton Leisure Centre795 m
Regal Boxing808 m

Nearby pharmacies

Mansons Pharmacy802 m
Rohpharm Pharmacy1.1 km
Daystar Pharmacy1.2 km

Nearby health

Green Street Dental Practice619 m
The Project Surgery955 m
The Forest Practice1.2 km
Food hygiene (5-star)40% 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

46

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 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

37.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,551m
Crossrail 2 route6,938m

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)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
17
Local approval rate
89%
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)
102
Largest scheme
77 homes · 4-20, 4-20, WOODGRANGE ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

The Upton Centre, Claude Road, Upton Park, E13 0QB65 homes
completed
214, 214, UPTON LANE, E7 9NP45 homes
completed
48 - 50, 48 - 50, Plashet Road, Plaistow, E13 0PZ26 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

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 9PP

Full postcodeE7 9PP
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.540176
Longitude0.023856
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