Manor Park · Newham · East Ham constituency · 51.55375, 0.04526

E12 5DD— Manor Park, Newham

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

The family fortress

 

Schools 100%Safety 79/100Transport 63/100Yield 5.15%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
79
Schools
90
Transport
63
Environment
92
Investment
52

The bottom line

E12 5DD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £372,500 median — strong value for Families who can accept its trade-offs.

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

Check your dealbreakers

Toggle the things that matter to you — see how E12 5DD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E12 5DD meets your needs.

Location

E12 5DD

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 avg price-28.4% vs London avg
vs London income-10.5% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E12 5DD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E12 5DD with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe💰 Value Find

“The family fortress”

Share:WhatsAppShare on X

How E12 5DD 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 · 6 min walk

KS2: 109.2

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 14 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 13 min walk

5 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.5km

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£372,500

Median sale price

Bottom 25% — 28% below London median

£372,500 is 28% below the London median (£520,000)

-10.8%

This year

Flat

Dominant type

Price history

5-year change
-50.0%
Sales (24 months)6
New build0.0%
Avg flat£372,500
Price per m²£4,593/m²
Price per ft²£427/ft²
Avg floor area82.4 m²

EPC breakdown

C
16%
D
22%
E
4%

Based on 42 properties · Confidence: high

Street mix

Semi 6%Terraced 27%Detached 2%Flat 66%

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

Stamp duty

Standard buyer£6,125
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.9×

Price-to-income

£1,863/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£206,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1995–2025 · CAGR

+6.9%

Total change

+639%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.8%

per year

Acceleration

+64.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 67 sales

Property Type Mix

Total: 67 sales

Detached1.5%
Semi-detached6%
Terraced26.9%
Flat/maisonette65.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£95k+68.1%3.2
Post-dot-com plateau2001–2004£157k£243k+54.9%3
Pre-crash peak2006–2007£213k£176k-17.2%2
GFC & correction2008–2012£395k£308k-22%1.4
Help-to-Buy recovery2013–2016£220k£260k+18.2%2.8
Brexit uncertainty2018–2019£620k£330k-46.8%1
Pandemic surge2020–2020£505k£505k+0%2
Rate-rise correction2022–2023£750k£770k+2.7%2
Current market2024–2025£370k£418k+12.8%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+1.4% α
Local
6.5%
District
5.1%
Terraced-0.3% α
Local
6.9%
District
7.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

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
2 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
6 min walk
Wanstead Park Rail StationSuffragette
17 min walk
Forest Gate Rail StationElizabeth line
19 min walk
No bus stops within 400m

42

Walkability score

187

Footpaths (500m)

0

Santander docks (800m)

3.6 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)

6

EV chargers (800m)

Total spaces (800m)82
Nearest car park134m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Alexandra Lake Car Park
748m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 9.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.2 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

11 min walk

88%

Recommend GP

88%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

374

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketSri Supermarket · 741 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)

386m

Post office

Nearby shops

Presco Food And Wine426 m
Tesco Express648 m
Martins Newsagent740 m
Park & Shop864 m

Nearby cafes

Urban Baristas150 m
Italian Café352 m
Mediterranean Cafe & Sandwich Bar366 m
Quaker Street Bubble Tea411 m

Nearby restaurants

Munch Corner182 m
Tython Kitchen256 m
Chicken Bros289 m
Frandoz369 m

Nearby pubs

Blakesley Arms202 m
The Golden Fleece250 m
William the Conqueror389 m
Rising Sun731 m

Nearby pharmacies

Manor Park Pharmacy364 m
Muhammad's Pharmacy552 m
Community Pharmacy886 m

Nearby health

The Dental Practice384 m
Sangam Surgery726 m
Newham Transitional Practice889 m
Church Road Dental Practice890 m
Food hygiene (5-star)34% of 77

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

16 GLADDING ROAD FREEHOLD LIMITED
ALGOYA LTD
AND OTHER FILMS LIMITED
ANTONY BOWERS LTD
BILI LIMITED

+10 more

Investment

Investment grade, yield and market outlook

52

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

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

44

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,589m
Crossrail 2 route8,200m

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%
Price vs London-28.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
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)
9
Local approval rate
75%
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)

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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£372,500)

£6,125

Standard buyer

£0

First-time buyer

Save £6,125

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E12 5DD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E12 5DD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

What else could £373k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E12 5DD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E12 5DD

Full postcodeE12 5DD
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.553753
Longitude0.045259
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