Manor Park · Newham · East Ham constituency · 51.54355, 0.04311

E7 8QG— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 79/100Transport 54/100Yield 3.66%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
79
Schools
90
Transport
54
Environment
67
Investment
59

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E7 8QG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E7 8QG meets your needs.

Location

E7 8QG

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+15.0% vs London avg

Deep-dive guides for E7 8QG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E7 8QG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How E7 8QG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Davies Primary School

Not yet inspected · 2 min walk

KS2: 102.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 8 min walk

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 9 min walk

11 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

74.9 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

-17% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Vehicle crime17%
Anti-social behaviour10%
Theft9%
Burglary7%
Robbery6%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.4km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area90.3 m²

EPC breakdown

C
4%
D
14%
E
7%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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£225,750
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

1998–2017 · CAGR

+7.7%

Total change

+307%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-67.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached4.2%
Terraced95.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£57k£78k+38.1%2.3
Post-dot-com plateau2001–2004£108k£200k+86%2.3
Pre-crash peak2005–2007£205k£239k+16.3%1.3
GFC & correction2011–2012£192k£150k-21.9%1
Help-to-Buy recovery2013–2015£195k£288k+47.4%1.5
Brexit uncertainty2017–2017£230k£230k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
9.8%
District
10.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
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
11.8 min walk
Woodgrange Park

Nearby stations

Woodgrange Park Rail StationSuffragette
8 min walk
Woodgrange ParkNational Rail
8 min walk
East Ham Underground StationDistrict · Hammersmith & City
9 min walk
Manor Park Rail StationElizabeth line
13 min walk
Upton Park Underground StationDistrict · Hammersmith & City
13 min walk
No bus stops within 400m

28

Walkability score

22

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)

4

EV chargers (800m)

Nearest car park474m
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 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: 8.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.1 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

6 min walk

55%

Recommend GP

55%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 2.3 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

458

Parks (1km)

13

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 (547 m)

Nearest supermarketSri Supermarket · 562 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)

495m

Post office

Nearby shops

Topaz Food & Wine60 m
Madaripur Food86 m
Need It Now Local Supermarket130 m
Mala Holdings412 m

Nearby cafes

Alnuur455 m
Roast & Co499 m
VE6632 m
Cafe 621692 m

Nearby restaurants

Restaurant Zaraza404 m
Hyderabad Paradise504 m
Saravanaa Bhavan519 m
Tennessee Fried Chicken650 m

Nearby pubs

Rising Sun547 m
The Overdraft Tavern732 m
William the Conqueror885 m
Blakesley Arms982 m

Nearby gyms

Plashet Park Bowling Club457 m
The Gym Group878 m
Upton Town Snooker & American Pool981 m

Nearby pharmacies

Akro Pharmacy424 m
Shrewsbury Pharmacy & Clinic531 m
Plashet Pharmacy570 m
Shan Pharmacy721 m

Nearby health

Plashet Harmony Practice392 m
Katherine Dental Care420 m
Shrewsbury Road Surgery467 m
Newham Talking Therapies489 m
Food hygiene (5-star)30% of 126

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

59

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 score14/100
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

25.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,522m
Crossrail 2 route8,244m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,387 nationally

1,856

Est. population

19,684/km²

54%

Employed

34%

Degree educated

£40,000

Median income

8.1%

Claimant rate

Inner cityVery high densityRenters

32

Community stability

Age profile

29%
24%
26%
14%
Under 1829%
18–3424%
35–4926%
50–6414%
65+8%

Tenure

23%
18%
49%
Own outright23%
Own (mortgage)18%
Private rent49%
Social rent10%
Shared ownership1%

Ethnicity

67%
White British6%
White Other13%
Asian67%
Black7%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine24%
No car household43%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent49%
Social rent10%

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)
9
Planning apps (3 years)
15
Local approval rate
67%
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)
35
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

196, 196, Shrewsbury Road, Forest Gate, E7 8QJ5 homes
completed
3, 3, Chester Road, Forest Gate, E7 8QT4 homes
completed
74, 74, Stafford Road, Forest Gate, E7 8NN3 homes
completed
295, Sherrard Road, Manor Park, E12 6UG2 homes
completed
60, 60, Chester Road, Forest Gate, E7 8QS2 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

Live in E7 8QG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E7 8QG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E7 8QG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E7 8QG

Full postcodeE7 8QG
Postcode districtE7
BoroughLondon Borough of Newham
WardManor Park
Latitude51.543548
Longitude0.043114
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