Forbes Lane, London
House prices, sold prices and local information for E20 3AZ.
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At a glance
13 property sales on Forbes Lane, London have been recorded by HM Land Registry since 2021. In the last 12 months 1 home sold here for an average of £1,300,000. Most sales here are terraced homes, which have sold for an average of £970,520. 2 homes here have sold more than once since 2021; 2 of them sold for more the second time. By property type, sales here have been 92% terraced, 8% flat. Recorded sale prices on Forbes Lane range from £885,000 to £1,300,000. 57% of homes sold here were freehold and 43% leasehold.
House prices on Forbes Lane compared
Average sale price over the last 12 months. Forbes Lane has had fewer than two sales in that time, so it is left out. See all E20 house prices.
Average sale price by year
Tenure: 57% freehold and 43% leasehold across 14 recorded sales. Lease extension calculator.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Terraced | 12 | £970,520 | 20 Feb 2026 |
| Flat | 1 | £910,000 | 22 Feb 2022 |
Sold prices on Forbes Lane
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 14, Forbes Lane E20 3AZ | 20 Feb 2026 | £1,300,000 | Terraced | Freehold |
| 3, Forbes Lane E20 3AZ | 28 Oct 2024 | £1,125,000 | Terraced | Leasehold |
| 6, Forbes Lane E20 3AZ | 29 Apr 2022 | £930,000 | Terraced New build | Freehold |
| 8, Forbes Lane E20 3AZ | 8 Apr 2022 | £930,000 | Terraced New build | Freehold |
| 12, Forbes Lane E20 3AZ | 3 Mar 2022 | £930,000 | Terraced New build | Freehold |
| 2, Forbes Lane E20 3AZ | 28 Feb 2022 | £933,000 | Other New build | Freehold |
| 7, Forbes Lane E20 3AZ | 22 Feb 2022 | £910,000 | Flat New build | Leasehold |
| 10, Forbes Lane E20 3AZ | 22 Dec 2021 | £906,240 | Terraced New build | Freehold |
| 4, Forbes Lane E20 3AZ | 15 Dec 2021 | £915,000 | Terraced New build | Freehold |
| 11, Forbes Lane E20 3AZ | 30 Sep 2021 | £960,000 | Terraced New build | Leasehold |
| 14, Forbes Lane E20 3AZ | 30 Sep 2021 | £930,000 | Terraced New build | Freehold |
| 5, Forbes Lane E20 3AZ | 29 Sep 2021 | £925,000 | Terraced New build | Leasehold |
| 9, Forbes Lane E20 3AZ | 30 Jun 2021 | £885,000 | Terraced New build | Leasehold |
| 3, Forbes Lane E20 3AZ | 29 Jun 2021 | £910,000 | Terraced New build | Leasehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
Sale history: homes sold more than once
| Address | Sales | Change |
|---|---|---|
| 14, Forbes Lane | £930,000 (Sep 2021) → £1,300,000 (Feb 2026) | +40% over 4 yrs |
| 3, Forbes Lane | £910,000 (Jun 2021) → £1,125,000 (Oct 2024) | +24% over 3 yrs |
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Crime and flood risk near Forbes Lane
Crime
1,166 crimes were reported within about a mile of Forbes Lane in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 80% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Shoplifting | 225 |
| Violence & sexual offences | 223 |
| Anti-social behaviour | 210 |
| Other theft | 120 |
| Theft from the person | 95 |
| Public order | 53 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Forbes Lane is in or near 5 Environment Agency flood areas:
- Lower River Lee at Hackney and Walthamstow Flood warning area
- Lower River Lee at Stratford Flood warning area
- Lower River Lee from Hoddesdon to Canning Town Flood alert area
- Tidal Thames at Mill Meads and East Plaistow Flood alert area
- Tidal Thames in the boroughs of Havering, Barking and Dagenham, and Newham Flood alert area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near Forbes Lane
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Mossbourne Riverside Academy 602 pupils | Primary | 3–11 | Report | 0.2 mi |
| Gainsborough Primary School 308 pupils | Primary | 0–11 | Good Report | 0.2 mi |
| Harris Academy Chobham 2,047 pupils | All-through | 3–18 | Report | 0.6 mi |
| Bobby Moore Academy 971 pupils | All-through | 4–19 | Good Report | 0.6 mi |
| Ickburgh School 184 pupils | Community special school | 3–19 | Report | 0.7 mi |
| Mulberry UTC 536 pupils | Secondary | 14–19 | Report | 0.8 mi |
| Kingsmead Primary School 233 pupils | Primary | 2–11 | Outstanding Report | 0.9 mi |
| Carpenters Primary School 306 pupils | Primary | 3–11 | Report | 0.9 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- Hackney Wick station 0.3 mi · 5 min walk
- Stratford International station 0.5 mi · 10 min walk
- Stratford (London) station 0.8 mi · 15 min walk
- Stratford International DLR Station 0.5 mi · 9 min walk
- Stratford Underground Station 0.8 mi · 15 min walk
Nearest bus stops
- The Copper Box (Stop M) 1 min walk
- The Copper Box (Stop N) 2 min walk
- HereEast / The Yard (The Yard) 4 min walk
- Marshgate Lane / North (Stop K) 4 min walk
GP surgeries
- Trowbridge Practice
18 Merriam Avenue, Hackney, London · 0.4 mi - Liberty Bridge Road Practice
Ludwig Guttman Centre, 40 Liberty Bridge Road, London · 0.6 mi - Ruston Street Clinic
Ruston Street, Bow, London · 0.7 mi - Kingsmead Healthcare
4 Kingsmead Way, London · 0.8 mi
Supermarkets
- Tesco Express Tesco Olympic Park Express · 0.1 mi
- Sainsburys Local Sainsburys Hackney Wick - Wallis Road Local · 0.2 mi
- The Co-operative Food Co-op FR Monier Road · 0.4 mi
- Waitrose Waitrose Stratford City · 0.5 mi
Pharmacies
- Boots · 0.6 mi
- Salus Pharmacy · 0.6 mi
- Bees Chemist · 0.7 mi
Dentists
- V Dental Smile Studio · 0.5 mi
- East Village Dental · 0.6 mi
- Dental Surgery · 0.9 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 3 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 3 of 10 |
| Employment | 3 of 10 |
| Education and skills | 7 of 10 |
| Health and disability | 2 of 10 |
| Crime | 2 of 10 |
| Access to housing and services | 2 of 10 |
| Living environment | 3 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 33.2% | 62.5% |
| Private rented | 36.6% | 20.3% |
| Social rented | 29.8% | 17.1% |
| Households | 1,017 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 14.5% | 17.4% |
| Aged 15–64 | 82.1% | 64.1% |
| Aged 65+ | 3.4% | 18.6% |
| Residents | 2,446 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 100% | 80% |
| Gigabit-capable | 100% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 100% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 100% | 92% |
Share of homes across Hackney with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on Forbes Lane
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Who lives around Forbes Lane
Ethnic group
| Here | Hackney | |
|---|---|---|
| White | 51.6% | 53.1% |
| Black, Black British, Black Welsh, Caribbean or African | 23% | 21.1% |
| Asian, Asian British or Asian Welsh | 9.6% | 10.4% |
| Mixed or Multiple ethnic groups | 8.9% | 6.7% |
| Other ethnic group | 7% | 8.7% |
Religion
| Here | Hackney | |
|---|---|---|
| No religion | 47.3% | 36.3% |
| Christian | 30% | 30.7% |
| Muslim | 11% | 13.3% |
| Not answered | 6.9% | 8.7% |
| Other religion | 2.1% | 1.9% |
| Buddhist | 1.4% | 0.9% |
| Hindu | 0.5% | 0.8% |
| Jewish | 0.5% | 6.7% |
Country of birth
| Here | Hackney | |
|---|---|---|
| Born in the UK | 65.1% | 60.3% |
| Born outside the UK | 34.9% | 39.7% |
Highest qualification
| Here | Hackney | |
|---|---|---|
| Level 4 qualifications and above | 55.7% | 52.4% |
| Level 3 qualifications | 12.7% | 11.5% |
| No qualifications | 12% | 16.7% |
| Level 2 qualifications | 9.6% | 8.3% |
| Level 1 and entry level qualifications | 5.5% | 6.1% |
| Other qualifications | 2.6% | 2.6% |
| Apprenticeship | 1.9% | 2.4% |
General health
| Here | Hackney | |
|---|---|---|
| Very good health | 55.2% | 56.7% |
| Good health | 30.6% | 28.4% |
| Fair health | 10% | 9.9% |
| Bad health | 3.1% | 3.7% |
| Very bad health | 1% | 1.4% |
Cars or vans per household
| Here | Hackney | |
|---|---|---|
| No cars or vans in household | 61.4% | 64.9% |
| 1 car or van in household | 32.1% | 30.5% |
| 2 cars or vans in household | 5.4% | 3.9% |
| 3 or more cars or vans in household | 1.1% | 0.7% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Hackney.
Planning and heritage near Forbes Lane
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Planning applications near Forbes Lane
Recent planning applications around Forbes Lane from the council's planning register. Choose how far to look:
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Get an instant estimate from what you paid and how prices in Hackney have moved since.
Council tax here
Hackney Band D is £2,060 a year (Band A £1,374). See every band.
Estate agents near Forbes Lane
- Henry Wiltshire 0.3 mi
- Get Living London 0.5 mi
- Blossom Properties 0.7 mi
- Crest Homes Estate Agents Ltd 0.7 mi
- Home Gain 0.8 mi
Agent locations © OpenStreetMap contributors. More local agents
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