Manor Park · Newham · East Ham constituency · 51.54902, 0.04394

E7 8AY— Manor Park, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 62/100Yield 7.53%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
76
Schools
90
Transport
62
Environment
70
Investment
60

The bottom line

E7 8AY offers exceptional schools (100% Good/Outstanding) and low crime at £255,000 median — strong value for Families who can accept its trade-offs.

The catches: very high noise (60 dB) — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E7 8AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-51.0% vs London avg
vs London income-15.7% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for E7 8AY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe💰 Value Find

“The family fortress”

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How E7 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Salisbury Primary School

Not yet inspected · 3 min walk

KS2: 109.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 14 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.9 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+5% vs borough

Crime by type

Other31%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime10%
Theft8%
Robbery6%
Drug offences5%
Burglary4%

Road safety

93

Road safety score

7

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.0km

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£255,000

Median sale price

Bottom 25% — 51% below London median

£255,000 is 51% below the London median (£520,000)

-2.4%

This year

Flat

Dominant type

Price history

5-year change
+15.5%
Sales (24 months)6
New build0.0%
Avg flat£255,000
Price per m²£3,870/m²
Price per ft²£359/ft²
Avg floor area67 m²

EPC breakdown

B
14%
C
49%
D
16%
E
2%

Based on 81 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.2×

Price-to-income

£1,276/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£167,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2000–2026 · CAGR

+3.8%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.9%

per year

Acceleration

+5.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 202 sales

Property Type Mix

Total: 202 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£92k£92k+0%86
Post-dot-com plateau2001–2004£119k£135k+13.9%13.8
Pre-crash peak2005–2007£142k£166k+16.5%5
GFC & correction2009–2010£105k£175k+66.7%1
Help-to-Buy recovery2013–2016£183k£320k+74.7%6.2
Brexit uncertainty2017–2019£315k£220k-30.2%4.3
Current market2024–2026£285k£243k-14.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
4.2%
District
6.3%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing5
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
4.5 min walk
Woodgrange Park

Nearby stations

Woodgrange Park Rail StationSuffragette
1 min walk
Woodgrange ParkNational Rail
1 min walk
Manor Park Rail StationElizabeth line
5 min walk
East Ham Underground StationDistrict · Hammersmith & City
15 min walk
Wanstead Park Rail StationSuffragette
16 min walk
No bus stops within 400m

51

Walkability score

177

Footpaths (500m)

0

Santander docks (800m)

3.4 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)55
Nearest car park269m
Santander docks (800m)0
Nearest cycle dock3.4 km

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
NoiseVERY HIGH
road · Rail Lden: 60 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 16%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.7 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

5

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

579

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Rising Sun (294 m)

Nearest supermarketSri Supermarket · 317 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

229m

Post office

Nearby shops

Presco Food And Wine310 m
Park & Shop449 m
Mrs Food & Wine631 m
Pak Islam Halal Meat634 m

Nearby cafes

Cafe 62183 m
Quaker Street Bubble Tea262 m
Mediterranean Cafe & Sandwich Bar269 m
Italian Café409 m

Nearby restaurants

Pizza Grove66 m
Yong Xiang The Great Chinese Takeaway75 m
Bagel Town88 m
Sushi Heaven228 m

Nearby pubs

Rising Sun294 m
William the Conqueror363 m
Blakesley Arms388 m
The Golden Fleece654 m

Nearby gyms

Plashet Park Bowling Club994 m

Nearby pharmacies

Manor Park Pharmacy276 m
Shan Pharmacy639 m
Community Pharmacy704 m
Muhammad's Pharmacy756 m

Nearby health

The Dental Practice336 m
Newham Talking Therapies631 m
Church Road Health696 m
Newham Transitional Practice701 m
Food hygiene (5-star)34% of 100

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

60

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
7.5% (high)London avg: 3.8%Strong yield — top 7% of London
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

45.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,083m
Crossrail 2 route8,264m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,294 nationally

2,486

Est. population

17,369/km²

54%

Employed

35%

Degree educated

£35,400

Median income

10.5%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

32%
21%
26%
Under 1832%
18–3421%
35–4927%
50–6413%
65+8%

Tenure

14%
44%
30%
Own outright10%
Own (mortgage)14%
Private rent44%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

55%
14%
White British10%
White Other12%
Asian55%
Black14%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household53%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent44%
Social rent30%

vs. London

Income vs London-15.7%
Price vs London-51.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
73%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
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
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
LAND ADJACENT TO WOODGRANGE COURT (1-8), LAND ADJACENT TO WOODGRANGE COURT (1-8), HAMPTON ROAD, E726 homes
completed
19-25, 19-25, CARLTON ROAD, E12 5BG12 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£255,000)

£250

Standard buyer

£0

First-time buyer

Save £250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E7 8AY

Full postcodeE7 8AY
Postcode districtE7
BoroughLondon Borough of Newham
WardManor Park
Latitude51.549019
Longitude0.043936
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