Manor Park · Newham · East Ham constituency · 51.55156, 0.04904

E12 5AW— Manor Park, Newham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 67/100Yield 4.39%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
74
Schools
90
Transport
67
Environment
92
Investment
70

The bottom line

E12 5AW offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Investors.

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Location

E12 5AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for E12 5AW

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E12 5AW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Avenue Primary School

Not yet inspected · 2 min walk

KS2: 109.0

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 9 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other26%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime11%
Theft7%
Drug offences6%
Robbery6%
Burglary4%

Road safety

92

Road safety score

8

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

11

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.2km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area56.8 m²

EPC breakdown

B
1%
C
14%
D
31%
E
16%
F
1%
G
1%

Based on 64 properties · Confidence: high

Street mix

Terraced 34%Flat 59%Other 7%

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£142,000
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 BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+9.2%

Total change

+977%

Market Activity

Price Velocity & Acceleration

Current Velocity

+181.4%

per year

Acceleration

+135.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 29 sales

Property Type Mix

Total: 29 sales

Terraced48.3%
Flat/maisonette51.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£65k£95k+46.2%2.7
Post-dot-com plateau2001–2004£56k£150k+166.7%3.2
Pre-crash peak2006–2007£125k£160k+28%1.5
GFC & correction2008–2008£100k£100k+0%1
Help-to-Buy recovery2013–2014£139k£170k+22.3%1
Brexit uncertainty2017–2017£249k£249k+0%1
Rate-rise correction2023–2023£700k£700k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.7% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+5.7% α
Local
19.7%
District
14%
Terraced-0.2% α
Local
17.8%
District
18%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Manor Park Rail StationElizabeth line line
2.6 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

45

Walkability score

224

Footpaths (500m)

0

Santander docks (800m)

3.8 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

10

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)166
Nearest car park51m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed455 Mbps
Median download431 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.0 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

7 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRainbow Ward · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

249

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 759 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)

224m

Post office

Nearby shops

Presco Food And Wine161 m
Tesco Express430 m
Park & Shop586 m
Kapadokya Food Centre663 m

Nearby cafes

Italian Café44 m
Mediterranean Cafe & Sandwich Bar184 m
Quaker Street Bubble Tea195 m
Urban Baristas215 m

Nearby restaurants

B2B Lounge62 m
Chicken Bros114 m
Hydrabai Mandi Palace133 m
A1 Kebabish Grill139 m

Nearby pubs

William the Conqueror97 m
Blakesley Arms186 m
The Golden Fleece603 m
Rising Sun739 m

Nearby pharmacies

Manor Park Pharmacy178 m
Muhammad's Pharmacy308 m
Community Pharmacy529 m

Nearby health

The Dental Practice120 m
Church Road Dental Practice533 m
Newham Transitional Practice533 m
Church Road Health538 m
Food hygiene (5-star)31% of 134

Business

Local businesses registered here

Active businesses
48
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
30
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

20 GUYES LTD
24 FIX GROUP LTD
24 FIX LTD
A1 TYRE CENTRE LIMITED
AA MOTORBIKES LTD

+15 more

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

33.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,501m
Crossrail 2 route8,546m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,323 nationally

2,256

Est. population

17,058/km²

53%

Employed

31%

Degree educated

£35,400

Median income

10.6%

Claimant rate

Inner cityVery high densityRenters

28

Community stability

Age profile

31%
24%
25%
14%
Under 1831%
18–3424%
35–4925%
50–6414%
65+7%

Tenure

46%
26%
Own outright13%
Own (mortgage)13%
Private rent46%
Social rent26%
Shared ownership1%
Rent free1%

Ethnicity

56%
17%
White British7%
White Other10%
Asian56%
Black17%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine26%
No car household56%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent46%
Social rent26%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
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)
10
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)
17
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA22 homes
completed
THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB12 homes
completed
8-30, 8-30, CARLTON ROAD, E12 5BG11 homes
completed
2A, 2A, Carlton Road, Manor Park, E12 5B9 homes
completed
616, 616, Romford Road, Manor Park, E12 5AF9 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 5AW

Full postcodeE12 5AW
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.551556
Longitude0.049041
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