Manor Park · Newham · East Ham constituency · 51.54853, 0.04192

E7 8AX— Manor Park, Newham

Location and area intelligence for E7 8AX, Manor Park, Newham

The practical family move

 

Schools 100%Safety 80/100Transport 60/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
62
Safety
80
Schools
95
Transport
60
Environment
68
Investment
47

The bottom line

E7 8AX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E7 8AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for E7 8AX

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How E7 8AX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Monega Primary School

Outstanding · Inspected Jan 2022 · 4 min walk

KS2: 109.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 14 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 16 min walk

9 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.7 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-19% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime14%
Theft7%
Robbery4%
Burglary1%
Drug offences1%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 3.1km

Crime is +13% 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£4,262/m²
Price per ft²£396/ft²
Avg floor area63 m²

EPC breakdown

C
8%
D
20%
E
15%
F
1%

Based on 44 properties · Confidence: high

Street mix

Semi 2%Terraced 19%Flat 79%

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£157,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5%

Total change

+306%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.9%

per year

Acceleration

-91.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 60 sales

Property Type Mix

Total: 60 sales

Semi-detached1.7%
Terraced16.7%
Flat/maisonette81.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£53k-16.8%2.3
Post-dot-com plateau2001–2004£73k£143k+97.2%4.5
Pre-crash peak2005–2007£121k£140k+15.7%1.3
GFC & correction2008–2012£154k£132k-14.6%2.2
Help-to-Buy recovery2013–2016£125k£250k+100%3.5
Brexit uncertainty2017–2018£300k£270k-10%1
Rate-rise correction2023–2023£293k£293k+0%2
Current market2024–2025£440k£260k-40.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
6.1%
District
6.9%

CAGR over 26yr 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
Sales Volume75
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Manor Park StationElizabeth line line
5.7 min walk
Woodgrange Park

Nearby stations

Woodgrange Park Rail StationSuffragette
2 min walk
Woodgrange ParkNational Rail
2 min walk
Manor Park Rail StationElizabeth line
7 min walk
Wanstead Park Rail StationSuffragette
14 min walk
Forest Gate Rail StationElizabeth line
15 min walk
No bus stops within 400m

51

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City42 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

5

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)30
Nearest car park416m
Santander docks (800m)0
Nearest cycle dock3.3 km

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

11 min walk

55%

Recommend GP

55%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

606

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketSri Supermarket · 168 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

373m

Post office

Nearby shops

Presco Food And Wine459 m
Mrs Food & Wine482 m
Park & Shop533 m
Topaz Food & Wine579 m

Nearby cafes

Cafe 621214 m
Quaker Street Bubble Tea411 m
Mediterranean Cafe & Sandwich Bar413 m
Roast & Co527 m

Nearby restaurants

Pizza Grove195 m
Yong Xiang The Great Chinese Takeaway202 m
Bagel Town236 m
Sushi Heaven377 m

Nearby pubs

Rising Sun144 m
William the Conqueror510 m
Blakesley Arms510 m
The Golden Fleece695 m

Nearby gyms

Plashet Park Bowling Club984 m

Nearby pharmacies

Manor Park Pharmacy420 m
Shan Pharmacy490 m
Akro Pharmacy720 m
Shrewsbury Pharmacy & Clinic1.1 km

Nearby health

The Dental Practice483 m
Newham Talking Therapies490 m
Katherine Dental Care745 m
Vara Dental Practice924 m
Food hygiene (5-star)39% of 74

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

47

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

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

45.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,969m
Crossrail 2 route8,128m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,667 nationally

1,833

Est. population

22,488/km²

54%

Employed

33%

Degree educated

£37,600

Median income

7.4%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

29%
24%
25%
15%
Under 1829%
18–3424%
35–4925%
50–6415%
65+7%

Tenure

22%
17%
48%
Own outright22%
Own (mortgage)17%
Private rent48%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

65%
White British7%
White Other10%
Asian65%
Black11%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine22%
No car household48%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent48%
Social rent12%

vs. London

Income vs London-10.5%

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
11
Local approval rate
75%
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)
14
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7150 homes
completed
FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12123 homes
completed
WOODGRANGE PARK GOODS YARD, WOODGRANGE PARK GOODS YARD, MANOR PARK, E12108 homes
completed
WOODGRANGE PARK HOUSE, 544, WOODGRANGE PARK HOUSE, 544, ROMFORD ROAD, E7 8AY71 homes
completed
512A-514, 512A-514, ROMFORD ROAD, E7 8AE29 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.6%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Mariam DawoodLabour
Salim PatelLabour
Jennifer Marie BaileyLabour

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Key facts for E7 8AX

Full postcodeE7 8AX
Postcode districtE7
BoroughLondon Borough of Newham
WardManor Park
Latitude51.548532
Longitude0.041924
Parliamentary constituencyEast Ham
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