Manor Park · Newham · East Ham constituency · 51.55114, 0.04268

E12 5AY— Manor Park, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 58/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
81
Schools
90
Transport
58
Environment
92
Investment
45

The bottom line

E12 5AY 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 5AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E12 5AY

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E12 5AY 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 · 4 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-30% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour13%
Vehicle crime12%
Drug offences7%
Burglary7%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.2km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E12 district median

£437,500

Based on 39 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,388/m²
Price per ft²£593/ft²
Avg floor area99.8 m²

EPC breakdown

C
9%
D
27%
E
10%

Based on 46 properties · Confidence: high

Street mix

Semi 8%Terraced 79%Flat 14%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£249,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+8.4%

Total change

+1024%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

-1.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 63 sales

Property Type Mix

Total: 63 sales

Semi-detached7.9%
Terraced81%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£115k+103.5%3.4
Post-dot-com plateau2001–2004£111k£230k+106.7%3.5
Pre-crash peak2005–2007£211k£237k+12.2%3.7
GFC & correction2008–2011£158k£280k+77.8%1.3
Help-to-Buy recovery2013–2016£305k£700k+129.5%1.8
Brexit uncertainty2017–2019£308k£319k+3.6%1.7
Rate-rise correction2023–2023£277k£277k+0%1
Current market2024–2026£527k£635k+20.6%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
8.4%
District
7.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Manor Park StationElizabeth line line
2.5 min walk
Woodgrange Park

Nearby stations

Woodgrange Park Rail StationSuffragette
3 min walk
Woodgrange ParkNational Rail
3 min walk
Manor Park Rail StationElizabeth line
4 min walk
Wanstead Park Rail StationSuffragette
14 min walk
Forest Gate Rail StationElizabeth line
16 min walk
No bus stops within 400m

49

Walkability score

199

Footpaths (500m)

0

Santander docks (800m)

3.4 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

6

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)62
Nearest car park240m
Santander docks (800m)0
Nearest cycle dock3.4 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download445 Mbps
Superfast coverage97%
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: 8.8 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

ALDERSBROOK MEDICAL CENTRE

65 ALDERSBROOK ROAD, MANOR PARK, E12 5DL

14 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

609

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Blakesley Arms (288 m)

Nearest supermarketSri Supermarket · 399 m

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)

275m

Post office

Nearby shops

Presco Food And Wine375 m
Martins Newsagent628 m
Mrs Food & Wine666 m
Park & Shop682 m

Nearby cafes

Cafe 621196 m
Mediterranean Cafe & Sandwich Bar295 m
Urban Baristas312 m
Quaker Street Bubble Tea326 m

Nearby restaurants

Yong Xiang The Great Chinese Takeaway193 m
Pizza Grove200 m
Bagel Town248 m
Frandoz280 m

Nearby pubs

Blakesley Arms288 m
Rising Sun390 m
William the Conqueror392 m
The Golden Fleece408 m

Nearby pharmacies

Manor Park Pharmacy300 m
Shan Pharmacy661 m
Muhammad's Pharmacy741 m
Akro Pharmacy1.0 km

Nearby health

The Dental Practice367 m
Newham Talking Therapies748 m
Katherine Dental Care1.0 km
Food hygiene (5-star)39% of 70

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

A2Q UK SERVICES LIMITED
BRIGHTWAVE COLLECTIVE LTD
CANDOUR ABODES LTD
DEBORAH CAMERON CONSULTING LIMITED
H & S PROPERTY SERVICES LIMITED

+6 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,248m
Crossrail 2 route8,163m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,813 nationally

1,916

Est. population

6,405/km²

56%

Employed

42%

Degree educated

£37,600

Median income

6.4%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

24%
22%
25%
16%
Under 1824%
18–3422%
35–4925%
50–6416%
65+13%

Tenure

26%
27%
28%
17%
Own outright26%
Own (mortgage)27%
Private rent28%
Social rent17%
Shared ownership2%
Rent free0%

Ethnicity

21%
49%
White British21%
White Other11%
Asian49%
Black12%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household37%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent28%
Social rent17%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
10
Local approval rate
73%
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)
15
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRITISH RAIL COAL YARD, FORMER BRITISH RAIL COAL YARD, CLARENCE ROAD, E12123 homes
completed
WOODGRANGE PARK GOODS YARD, WOODGRANGE PARK GOODS YARD, MANOR PARK, E12108 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
LAND ADJACENT TO WOODGRANGE COURT (1-8), LAND ADJACENT TO WOODGRANGE COURT (1-8), HAMPTON ROAD, E726 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 5AY

Full postcodeE12 5AY
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.551136
Longitude0.042675
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