Manor Park · Newham · East Ham constituency · 51.55126, 0.04548

E12 5AB— Manor Park, Newham

Location and area intelligence for E12 5AB, Manor Park, Newham

The family fortress

 

Schools 100%Safety 79/100Transport 64/100Yield 4.39%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
79
Schools
90
Transport
64
Environment
92
Investment
61

The bottom line

E12 5AB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E12 5AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E12 5AB

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

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Postcode Personality

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“The family fortress”

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How E12 5AB 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 · 17 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.8 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-14% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences22%
Other21%
Vehicle crime12%
Drug offences6%
Burglary6%
Theft6%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.2km

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area71.5 m²

EPC breakdown

C
13%
D
26%
E
3%

Based on 42 properties · Confidence: high

Street mix

Semi 15%Terraced 62%Flat 24%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£178,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.9%

Total change

+738%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+7.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached16.1%
Terraced61.3%
Flat/maisonette22.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£82k+60.3%1.5
Post-dot-com plateau2001–2004£89k£185k+109%2.2
Pre-crash peak2005–2006£196k£133k-32.2%1.5
GFC & correction2008–2012£220k£150k-31.8%1.8
Help-to-Buy recovery2014–2016£370k£457k+23.5%1.7
Brexit uncertainty2018–2019£413k£405k-1.9%1
Rate-rise correction2023–2023£428k£428k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.2% alpha

Terraced-2.2% α
Local
8.3%
District
10.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
1.4 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

Manor Park Rail StationElizabeth line
2 min walk
Manor ParkNational Rail
2 min walk
Woodgrange Park Rail StationSuffragette
3 min walk
Wanstead Park Rail StationSuffragette
17 min walk
East Ham Underground StationDistrict · Hammersmith & City
18 min walk
No bus stops within 400m

50

Walkability score

253

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria49 min ↑
Waterloo46 min ↑
Canary Wharf ★34 min
City39 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

7

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)107
Nearest car park238m
Santander docks (800m)0
Nearest cycle dock3.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 Mbps
Superfast coverage100%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 9.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

E12 HEALTH

30 CHURCH ROAD, MANOR PARK, E12 6AQ

9 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRainbow Ward · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

404

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 538 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

120m

Post office

Nearby shops

Presco Food And Wine199 m
Park & Shop596 m
Tesco Express671 m
Pak Islam Halal Meat794 m

Nearby cafes

Mediterranean Cafe & Sandwich Bar119 m
Quaker Street Bubble Tea161 m
Urban Baristas169 m
Cafe 621188 m

Nearby restaurants

Tython Kitchen99 m
Frandoz111 m
Chicken Bros136 m
Munch Corner145 m

Nearby pubs

Blakesley Arms119 m
William the Conqueror202 m
The Golden Fleece458 m
Rising Sun521 m

Nearby pharmacies

Manor Park Pharmacy121 m
Muhammad's Pharmacy550 m
Community Pharmacy695 m

Nearby health

The Dental Practice180 m
Newham Transitional Practice695 m
Church Road Health696 m
Church Road Dental Practice701 m
Food hygiene (5-star)32% of 104

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

CONTOURS GLOBAL LTD
GO CONSULTING LIMITED
IK SMART SOLUTION LTD
ONE MERCHANT LTD
ONESTATE LTD

+3 more

Investment

Investment grade, yield and market outlook

61

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

33.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,353m
Crossrail 2 route8,346m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,504 nationally

1,607

Est. population

9,150/km²

54%

Employed

36%

Degree educated

£37,600

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

30%
22%
23%
15%
Under 1830%
18–3422%
35–4923%
50–6415%
65+11%

Tenure

14%
29%
47%
Own outright8%
Own (mortgage)14%
Private rent29%
Social rent47%
Shared ownership2%

Ethnicity

21%
37%
22%
White British21%
White Other12%
Asian37%
Black22%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household49%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent47%
Private rent29%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
11
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
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 HOUSE, 544, WOODGRANGE PARK HOUSE, 544, ROMFORD ROAD, E7 8AY71 homes
completed
FORMER CWS DEPOT SITE, LAND BOUNDED BY, FORMER CWS DEPOT SITE, LAND BOUNDED BY, WHITTA ROAD, GLADDING ROAD, CAPEL ROAD, E1265 homes
completed
19-25, 19-25, CARLTON ROAD, E12 5BG12 homes
completed
8-30, 8-30, CARLTON ROAD, E12 5BG11 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 E12 5AB

Full postcodeE12 5AB
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.551258
Longitude0.045479
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