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Living in Forest Gate: Local Guide and Property Market

September 2, 2021

Living in Forest Gate is becoming increasingly popular. The area in East London is part of the borough of Newham. The district derives its name from a gateway that was built to prevent cattle from Wanstead Flats and Epping Forest from straying onto the High Road. Although most of the area’s recent housing development took place in the nineteenth century following the building of the Great Eastern Railway, there were small settlements in what was largely a rural area.

Forest Gate today

Despite the coming of Crossrail and the accompanying rise in property prices in Forest Gate remains one of the cheapest areas to live in London - which is a big attraction for first-time buyers, investors and tenants, particularly from the noise and bustle of crowded areas like Islington, Haringey, Hackney and Tower Hamlets.

Forest Gate is only 13 minutes by train from Liverpool Street and the city and just a few miles from the Olympic Park and Westfield shopping centre in Stratford. Crossrail will make central London and beyond even more accessible, increasing its attraction to people considering a move.

The district has a great deal of attractive older properties, mainly Victorian semi-detached and terraced homes along with outstanding detached double-fronted houses in a largely residential area. Through living in Forest Gate you will see that many of these properties have retained the character and charm of their original features. Parts of Forest Gate in the conservation area or close to Wanstead Flats have proved extremely popular with people looking to step up the property ladder at reasonably affordable prices.

Living in Forest Gate

So what’s the attraction living in Forest Gate, a comparatively quiet residential East London neighbourhood?

Transport is certainly a major pulling point. As well as fast main line trains to Liverpool Street or stations in Essex and East Anglia, Forest Gate has the added incentive of Crossrail likely to be operational from 2022. There are also overground rail connections to Gospel Oak and Barking with good access to North London.

Regular buses operate in the area and there are good road links to the A12 and the M25 and M11 motorways.

Forest Gate has an excellent education infrastructure; two of its primary schools have been rated outstanding by Ofsted with the rest in the good bracket. Two of the district’s secondary schools have also been rated outstanding and there are excellent independent schools in neighbouring districts.

The area has a good variety of parks and open spaces. Forest Gate Is close to Epping Forest as its name suggests and Wanstead Flats, a vast green space which is ideal for walking, exercising or just relaxing. It has a pond, sports pitches and play areas.

If you’re looking for something more organised, the district now has its own multi-million pound leisure centre with a gym, exercise studios, two swimming pools and a crèche.

Forest Lane Park is an attractive landscaped space with a small lake, attractive footpaths and play areas for children. Forest Gate Community Garden is ideal for visiting or taking the opportunity to get involved as a volunteer.

There’s plenty of entertainment in Forest Gate and neighbouring districts with a local cinema and easy access to the year-round events and festivals at the Olympic Park or the theatres, museums and visitor attractions of central London and the West End. The district even has its own annual festival with music and street performers to entertain the family.

Forest Gate has a great selection of local stores and national branded retailers in the local shopping centre or at nearby Westfield in Stratford. There is also a regular farmer’s market and a local food and craft market held at weekends.

The district has an enticing range of pubs, bars, cafes and restaurants serving a huge selection of traditional local and international food.

Forest Gate property market: Sales

Crossrail has had a significant impact on local property prices with Rightmove indicating that Forest Gate was one six London districts where prices had doubled between 2010 and 2020. Despite that, the area has seen an influx of young professionals and families from other districts of the capital.

Rightmove’s figures highlight the Crossrail effect. Properties around Forest Gate Station had an overall average price of £500,875 over the last year. The majority of sales around Forest Gate Station during the last year were terraced properties, selling for an average price of £593,833. Flats sold for an average of £361,438. Overall, sold prices around Forest Gate Station over the last year were 16 percent up on the previous year and 14 percent up on the 2018 peak of £440,787.

Compare that to the rest of Forest Gate. Properties in Forest Gate had an overall average price of £484,924 over the last year. The majority of sales in Forest Gate during the last year were terraced properties, selling for an average price of £521,329. Flats sold for an average of £315,556, with semi-detached properties fetching £718,625. Overall, sold prices in Forest Gate over the last year were 4% up on the previous year and 11 percent up on the 2018 peak of £437,711.

Portico’s real time sale prices for studio homes in Forest Gate are £450,000, 1 bedroom homes are £219,000, 2 bedroom homes £360,000, 3 bedroom homes £473,000 and 4 bedroom homes £669,000. The largest availability of properties is in 2 bedroom homes, followed by 3 bedroom properties.


Property for sale in Forest Gate


7 Bedrooms, 2 Bathrooms

Palmerston Road, Forest Gate, E7

£725,000 (Freehold)

View property details.


5 Bedrooms, 1 Bathroom

Upton Park Road, Forest Gate, E7

£625,000 (Freehold)

View property details.


3 Bedrooms, 2 Bathrooms

Bristol Road, Forest Gate, E7

£475,000 (Freehold)

View property details.


3 Bedrooms, 2 Bathrooms

Station Road, Forest Gate, E7

£350,000 (Leasehold)

View property details.


Studio, 1 Bathroom

Grosvenor Road, Forest Gate, E7

£215,000 (Leasehold)

View property details.

Forest Gate property market: Rentals

Forest Gate is attracting young professionals and people moving out of central London who want to rent affordable properties.

Portico’s real time weekly rental charges for studio flats are £201, for 1 bedroom properties £242, 3 bedroom properties £399 and 4 bedroom homes £514. The largest rental availability is for 1 bedroom homes, followed by 2 bedroom properties.


Property for rent in Forest Gate


5 Bedrooms, 3 Bathrooms

Ridley Road, Wanstead Flats, E7

£552 per week (£2,400 pcm) tenancy info

View property details.


3 Bedrooms, 1 Bathroom

Earlham Grove, Forest Gate, E7

£414 per week (£1,800 pcm) tenancy info

View property details.

2 Bedrooms, 1 Bathroom

Station Road, Forest Gate, E7

£276 per week (£1,200 pcm) tenancy info

View property details.

1 Bedroom, 1 Bathroom

Cann Hall Road, Wanstead Flats, E11

£219 per week (£950 pcm) tenancy info

View property details.

Regeneration, investment and growth

Work has started on a vacant brownfield site at Woodgrange Road to deliver new homes for the area. The development will include 74 shared ownership, one, two and three bedroom apartments together with retail units on the ground floor.

The redevelopment of the Durning Hall site will deliver 78 new homes including 35 percent at affordable levels, with associated courtyard and play space for residents within the proposals.A new ‘Youth Enterprise Pop-Up Space’ will help young people develop trading and business skills. 127 square metres of creative children’s playspace will be designed to accommodate children with special educational needs and disabilities.

Newham Council has recently launched Community Wealth Building and ‘Towards a Better Newham’ Covid-19 Recovery strategies that place high streets at the heart of creating an inclusive economy to support the health and wellbeing of the people in the borough.

The Newham High Streets programme was launched in 2020, aiming to develop strategic delivery plans for the borough’s high streets. The focus now is on helping high streets develop into 15-minute neighbourhoods, where residents can access all social, cultural, civic and economic essentials.

In September 2020, the council launched Phase 1 of the programme, which includes areas of Forest Gate.

Looking to buy, rent or invest in Forest Gate?

The combination of good existing housing stock and ambitious regeneration plans make Forest Gate an attractive destination for anyone looking for a home or an investment in a pleasant suburban area.

Forest Gate has many attractive features for homebuyers, tenants and landlords. If you would like to find out more about the area, or about specific properties, please contact our Forest Gate office on 020 8555 5666 where our team can give you the inside story.

You can also find out how much your property is worth in a few clicks with our online property valuation tool.

View our complete list of properties to rent in Forest Gate and properties for sale in Forest Gate or its surrounding areas through clicking the links below.


We already know how much your rental property is worth. Type your postcode to find out and get an online valuation within 60 seconds.

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