Green Street West · Newham · Stratford and Bow constituency · 51.53823, 0.03114

E7 9QN— Green Street West, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 55/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
95
Transport
55
Environment
68
Investment
66

The bottom line

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

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Location

E7 9QN

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 9QN

🛡️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 9QN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Upton Cross Primary School

Good · Inspected Feb 2020 · 4 min walk

KS2: 104.2

★★★

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

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

C
22%
D
26%
E
6%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 4%Terraced 63%Flat 33%

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£221,750
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

2001–2022 · CAGR

+4.5%

Total change

+154%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-60.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Terraced71.4%
Flat/maisonette28.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£155k£218k+40.5%2
Pre-crash peak2005–2007£110k£182k+65%2.5
GFC & correction2008–2012£188k£330k+76%1.2
Help-to-Buy recovery2016–2016£250k£250k+0%1
Pandemic surge2020–2020£398k£398k+0%2
Rate-rise correction2022–2022£393k£393k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.9% alpha

Terraced-4.9% α
Local
8.1%
District
13%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing7
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
4.9 min walk
Forest Gate

Nearby stations

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

56

Walkability score

71

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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)203
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
218m
🅿️
Queen's Market Car Park
490m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB21% green spaceTree canopy: 46%
More green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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

LUCAS AVENUE PRACTICE

1A LUCAS AVENUE, PLAISTOW, E13 0QP

3 min walk

67%

Recommend GP

67%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

2

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

446

Parks (1km)

95

Restaurants (800m)

25

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Queens (517 m)

Nearest supermarketLidl · 359 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)

1.1km

Post office

Nearby shops

Tariq Halal Meats147 m
NMS Retail342 m
Upton Food and Wine448 m
New Corner Halal Meat468 m

Nearby cafes

Joughnut73 m
Secret Kitchen Ltd83 m
Waffle Paradise Cafe122 m
Pravalia Casa Buna139 m

Nearby restaurants

New Pizza Bite & Grill70 m
Spice Hut107 m
German Doner Kebab122 m
Adda Bari125 m

Nearby pubs

The Queens517 m
The Lamb737 m
The Lord Stanley808 m
The Boleyn987 m

Nearby gyms

Gym Spot54 m
Upton Town Snooker & American Pool324 m
Newham Boys Amateur Boxing Club710 m
Old Spotted Dog Ground801 m

Nearby pharmacies

Akro Pharmacy655 m
Daystar Pharmacy1.1 km
Shan Pharmacy1.1 km
Mansons Pharmacy1.1 km

Nearby health

Green Street Dental Practice163 m
Grove Dental Practice301 m
Upton Park Dentalcare383 m
Katherine Dental Care638 m
Food hygiene (5-star)20% of 306

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

66

Investment score

Good

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

49.5

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,605m
Crossrail 2 route7,464m

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)
21
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)
82
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
PRINCE OF WALES PUBLIC HOUSE & LAND ADJ., 35, PRINCE OF WALES PUBLIC HOUSE & LAND ADJ., 35, PRINCES TERRACE, E1316 homes
completed
30 - 34, 30 - 34, Marlbrough Road, Forest Gate, E7 8HB12 homes
completed
222-226, 222-226, Green Street, Forest Gate, E7 8LE11 homes
completed
15-15A, 15-15A, Belton Road, E7 9PF11 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 9QN

Full postcodeE7 9QN
Postcode districtE7
BoroughLondon Borough of Newham
WardGreen Street West
Latitude51.538234
Longitude0.031138
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