Manor Park · Newham · East Ham constituency · 51.54466, 0.04168

E7 8QA— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 83/100Transport 55/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
60
Safety
83
Schools
95
Transport
55
Environment
68
Investment
57

The bottom line

E7 8QA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E7 8QA

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-4.8% vs London avg
vs London crime-78.0% vs London avg

Deep-dive guides for E7 8QA

🛡️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 8QA 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 · 2 min walk

KS2: 109.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 10 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 10 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

5 Jun

Crime rates and local incidents

Low crime

14.2 incidents per 1,000 residents

Better than 91% of London
↑ Rising 128.6%

from a low base — still below London average

-84% vs borough

Crime by type

Other44%
Violence & sexual offences16%
Vehicle crime13%
Robbery9%
Drug offences6%
Theft6%
Burglary6%
Anti-social behaviour0%

Road safety

92

Road safety score

8

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.7km

Crime is 78% below London average

Property

Prices, sales volume and market trends

Avg floor area91.5 m²

EPC breakdown

C
6%
D
22%
E
3%

Based on 31 properties · Confidence: high

Street mix

Terraced 76%Flat 20%Other 4%

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£228,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+5%

Total change

+288%

Market Activity

Price Velocity & Acceleration

Current Velocity

-67.9%

per year

Acceleration

-71.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 20 sales

Property Type Mix

Total: 20 sales

Terraced85%
Flat/maisonette15%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£110k+111.5%1
Post-dot-com plateau2003–2004£125k£227k+81.6%2
Pre-crash peak2006–2007£226k£245k+8.4%1
GFC & correction2008–2010£250k£200k-20%1
Help-to-Buy recovery2016–2016£385k£385k+0%1
Brexit uncertainty2019–2019£361k£361k+0%1
Pandemic surge2020–2020£610k£610k+0%1
Rate-rise correction2022–2023£630k£202k-67.9%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
10.6 min walk
Woodgrange Park

Nearby stations

Woodgrange Park Rail StationSuffragette
7 min walk
Woodgrange ParkNational Rail
7 min walk
East Ham Underground StationDistrict · Hammersmith & City
11 min walk
Manor Park Rail StationElizabeth line
12 min walk
Upton Park Underground StationDistrict · Hammersmith & City
14 min walk
No bus stops within 400m

33

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

3.2 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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

5

EV chargers (800m)

Nearest car park625m
Santander docks (800m)0
Nearest cycle dock3.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

8 min walk

55%

Recommend GP

55%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

554

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Rising Sun (396 m)

Nearest supermarketSri Supermarket · 409 m
2 tennis courts1 sports halls

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)

541m

Post office

Nearby shops

Topaz Food & Wine155 m
Madaripur Food163 m
Need It Now Local Supermarket252 m
Mala Holdings397 m

Nearby cafes

Alnuur334 m
Roast & Co368 m
Cafe 621592 m
Ambala670 m

Nearby restaurants

Restaurant Zaraza432 m
Hyderabad Paradise524 m
Pizza Grove576 m
Bagel Town580 m

Nearby pubs

Rising Sun396 m
William the Conqueror825 m
The Overdraft Tavern888 m
Blakesley Arms895 m

Nearby gyms

Plashet Park Bowling Club616 m
Upton Town Snooker & American Pool1.0 km

Nearby pharmacies

Akro Pharmacy378 m
Shan Pharmacy567 m
Shrewsbury Pharmacy & Clinic670 m
Plashet Pharmacy691 m

Nearby health

Newham Talking Therapies351 m
Katherine Dental Care388 m
Plashet Harmony Practice534 m
Shrewsbury Road Surgery605 m
Food hygiene (5-star)37% of 78

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

E

High street health

Investment

Investment grade, yield and market outlook

57

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

25.2

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,583m
Crossrail 2 route8,137m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,830 nationally

1,560

Est. population

30,000/km²

51%

Employed

29%

Degree educated

£40,000

Median income

9.3%

Claimant rate

Inner cityVery high densityRenters

37

Community stability

Age profile

28%
22%
23%
18%
Under 1828%
18–3422%
35–4923%
50–6418%
65+9%

Tenure

23%
20%
40%
16%
Own outright23%
Own (mortgage)20%
Private rent40%
Social rent16%
Shared ownership1%
Rent free1%

Ethnicity

67%
White British4%
White Other12%
Asian67%
Black11%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine25%
No car household41%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent40%
Social rent16%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
10
Planning apps (3 years)
16
Local approval rate
60%
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)
34
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

512A-514, 512A-514, ROMFORD ROAD, E7 8AE29 homes
completed
542, 542, Romford Road, Forest Gate, E7 8AF8 homes
completed
196, 196, Shrewsbury Road, Forest Gate, E7 8QJ5 homes
completed
542, 542, Romford Road, Forest Gate, E7 8AF4 homes
completed
125, 125, Sherrard Rd, Forest Gate, E7 8DY3 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 8QA

Full postcodeE7 8QA
Postcode districtE7
BoroughLondon Borough of Newham
WardManor Park
Latitude51.544661
Longitude0.041679
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