Manor Park · Newham · East Ham constituency · 51.54301, 0.04338

E7 8QQ— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 79/100Transport 41/100Yield 3.66%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
79
Schools
90
Transport
41
Environment
66
Investment
59

The bottom line

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

Less suited to Car-free commuters.

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Location

E7 8QQ

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 8QQ

🛡️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🔒 Very Safe

“The practical family move”

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How E7 8QQ 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 · 7 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)

1

Serious within 200m

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 area76.7 m²

EPC breakdown

C
3%
D
5%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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

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£191,750
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, 100 mm loft insulation
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

1999–2008 · CAGR

+15.4%

Total change

+262%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.3%

per year

Acceleration

+9.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£69k£69k+0%1
Post-dot-com plateau2002–2003£112k£162k+44.6%2.5
GFC & correction2008–2008£250k£250k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+22.6% alpha

Terraced+22.6% α
Local
44.6%
District
22%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Ham Underground StationDistrict line
8.5 min walk
Woodgrange Park

Nearby stations

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

27

Walkability score

36

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)

Total spaces (800m)152
Nearest car park411m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
790m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

5 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

418

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Rising Sun (609 m)

Nearest supermarketSri Supermarket · 624 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)

508m

Post office

Nearby shops

Topaz Food & Wine81 m
Need It Now Local Supermarket88 m
Madaripur Food98 m
Himalaya Food Stores397 m

Nearby cafes

Alnuur494 m
Roast & Co540 m
VE6582 m
Cafe 621749 m

Nearby restaurants

Restaurant Zaraza387 m
Saravanaa Bhavan490 m
Hyderabad Paradise532 m
Tennessee Fried Chicken604 m

Nearby pubs

Rising Sun609 m
The Overdraft Tavern681 m
William the Conqueror933 m
Blakesley Arms1.0 km

Nearby gyms

Plashet Park Bowling Club400 m
The Gym Group821 m
Upton Town Snooker & American Pool945 m

Nearby pharmacies

Akro Pharmacy435 m
Shrewsbury Pharmacy & Clinic470 m
Plashet Pharmacy513 m
Shan Pharmacy773 m

Nearby health

Plashet Harmony Practice331 m
Shrewsbury Road Surgery406 m
Katherine Dental Care425 m
Shrewsbury Community Dental Department430 m
Food hygiene (5-star)31% of 125

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

22.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,479m
Crossrail 2 route8,266m

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)
8
Planning apps (3 years)
16
Local approval rate
63%
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)
39
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

Durban Court, 250, Durban Court, 250, Katherine Road, Forest Gate, E7 8PW6 homes
completed
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
15 A and B, 15 A and B, Hilda Road, East Ham, E6 1DB2 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 8QQ

Full postcodeE7 8QQ
Postcode districtE7
BoroughLondon Borough of Newham
WardManor Park
Latitude51.543012
Longitude0.043379
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