Postcode · London

E7 8LY area guide

Who lives in E7 8LY, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Plashet West
Council: Newham
Region: London
Neighbourhood population: 2,218 (2024)

E7 8LYLondon

At a glance

What E7 8LY is like

E7 8LY is a postcode in the Plashet West area of Newham. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 2,218 people. 46% of households own their home, 45% rent privately and 8.1% are in social housing. The largest age group is 25–29, and 50.4% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is above the England and Wales average. Homes in E7 8 sold for a median of £475,000 over the year to August 2026.

Scores

How E7 8LY compares

Headline figures for E7 8LY, set against England as a whole.

AffluenceMore

3.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 42.4 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£475,000

Median over 55 sales in E7 8, −1% on the year before.

TransportMore

10.0/ 10

Excellent: 12 stations within a mile, 45 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 34 inspected schools within 1 mile.

Household incomeMore

£55,558

Average annual income before tax, higher than 57% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E7 8LY differs most from the national average.

01
A big private rental marketPositive
45% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A student area
12.1% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
03
Higher crime than mostLook closer
42.4 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
04
A young populationPositive
27.5% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
05
More deprived than mostLook closer
Scores 3.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.

Questions

E7 8LY FAQs

Is E7 8LY a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 3.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 42.4 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).

How much does a house cost in E7 8LY?

The median sale price over the last year was £475,000.

Homes in E7 8 sold for a median of £475,000 across 55 sales in the year to August 2026, −1% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is E7 8LY safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 42.4 offences per 1,000 people a year around E7 8LY, above the 31.1 average across England and Wales, band 8 of 10.

Who lives in E7 8LY?

Age, home ownership and housing from the census.

The largest age group is 25–29, at 9.9% of residents. 46% of households own their home. The most common property type is terraced (49.9%).

Which council covers E7 8LY?

The local authority for E7 8LY is Newham.

E7 8LY comes under Newham in London. Council tax, planning applications and bin collections are handled there.

How well connected is E7 8LY?

Connectivity scores 10.0 out of 10.

There are 45 bus stops within 800m and 12 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Upton Park, 0.4 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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