Green Street West · Newham · Stratford and Bow constituency · 51.53852, 0.03130

E7 9QL— Green Street West, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 55/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
100
Transport
55
Environment
68
Investment
52

The bottom line

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

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Location

E7 9QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.2% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E7 9QL

🛡️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 9QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Elmhurst Primary School

Outstanding · Inspected Oct 2021 · 3 min walk

KS2: 110.2

★★★

Secondary

St Angela's Ursuline School

Outstanding · Inspected Nov 2022 · 6 min walk

P8: +0.35A8: 57.2

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

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-20% vs borough

Crime by type

Other29%
Theft21%
Anti-social behaviour16%
Violence & sexual offences13%
Vehicle crime8%
Drug offences7%
Robbery3%
Burglary2%

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: Plaistow Fire Station · 1.9km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,038/m²
Price per ft²£468/ft²
Avg floor area86.7 m²

EPC breakdown

C
13%
D
25%
E
8%

Based on 46 properties · Confidence: high

Street mix

Terraced 46%Detached 2%Flat 48%Other 4%

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£216,750
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 CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+625%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-131.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 48 sales

Property Type Mix

Total: 48 sales

Detached2.1%
Terraced47.9%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£120k+116.2%2.2
Post-dot-com plateau2001–2004£116k£175k+50.9%2.8
Pre-crash peak2006–2007£165k£169k+2.4%3.5
GFC & correction2008–2012£433k£140k-67.6%1.3
Help-to-Buy recovery2014–2016£220k£285k+29.5%2.3
Brexit uncertainty2017–2018£265k£333k+25.5%1.5
Pandemic surge2020–2020£360k£360k+0%3
Rate-rise correction2023–2023£210k£210k+0%1
Current market2024–2025£460k£403k-12.5%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.2% alpha

Weakest performer

Flat/maisonette

+1.4% alpha

Terraced+2.2% α
Local
17%
District
14.8%
Flat/maisonette+1.4% α
Local
5.8%
District
4.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Upton Park Underground StationDistrict line
5.1 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
6 min walk
Plaistow Underground StationHammersmith & City · District
16 min walk
Forest Gate Rail StationElizabeth line
16 min walk
Forest GateNational Rail
16 min walk
East Ham Underground StationDistrict · Hammersmith & City
17 min walk
No bus stops within 400m

56

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf ★31 min
City31 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)185
Nearest car park199m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
199m
🅿️
Queen's Market Car Park
513m

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: 7.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 52%
More green space than 75% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.6 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

PLASHET ROAD MEDICAL CENTRE

152 PLASHET ROAD, UPTON PARK, PLAISTOW, E13 0QT

2 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRainbow Ward · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

445

Parks (1km)

95

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Queens (537 m)

Nearest supermarketLidl · 374 m
1 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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Tariq Halal Meats120 m
NMS Retail370 m
Upton Food and Wine465 m
New Corner Halal Meat487 m

Nearby cafes

Waffle Paradise Cafe93 m
Joughnut106 m
Secret Kitchen Ltd114 m
Pravalia Casa Buna144 m

Nearby restaurants

German Doner Kebab93 m
New Pizza Bite & Grill103 m
Adnans Charcoal Grill111 m
Adda Bari112 m

Nearby pubs

The Queens537 m
The Lamb760 m
The Lord Stanley842 m
The Boleyn1.0 km

Nearby gyms

Gym Spot74 m
Upton Town Snooker & American Pool337 m
Newham Boys Amateur Boxing Club743 m
Old Spotted Dog Ground794 m

Nearby pharmacies

Akro Pharmacy624 m
Plashet Pharmacy755 m
Shan Pharmacy1.0 km
Mansons Pharmacy1.1 km

Nearby health

Green Street Dental Practice132 m
Grove Dental Practice302 m
Upton Park Dentalcare402 m
Katherine Dental Care608 m
Food hygiene (5-star)19% of 313

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

52

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Very High

Demand

Very 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

60.2

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,638m
Crossrail 2 route7,471m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,603 nationally

2,465

Est. population

30,000/km²

60%

Employed

36%

Degree educated

£39,400

Median income

6.4%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

26%
24%
32%
Under 1826%
18–3424%
35–4932%
50–6411%
65+7%

Tenure

26%
51%
Own outright26%
Own (mortgage)12%
Private rent51%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

78%
White British3%
White Other9%
Asian78%
Black4%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine23%
No car household55%
Unemployed9%
No qualifications23%

Housing tenure (Census 2021)

Private rent51%
Social rent11%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
28
Planning apps (3 years)
22
Local approval rate
86%
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)
85
Largest scheme
65 homes · The Upton Centre, Claude Road, Upton Park, E13 0QB
Pipeline pressure
NONE

Named schemes (500m)

FORMER WILLIAM KUHN LODGE, FORMER WILLIAM KUHN LODGE, BOLEYN ROAD, E7 9QG20 homes
completed
30 - 34, 30 - 34, Marlbrough Road, Forest Gate, E7 8HB12 homes
completed
15-15A, 15-15A, Belton Road, E7 9PF11 homes
completed
222-226, 222-226, Green Street, Forest Gate, E7 8LE11 homes
completed
198, 198, NEVILLE ROAD, E7 9QN10 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 9QL

Full postcodeE7 9QL
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.538519
Longitude0.031295
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