Manor Park · Newham · East Ham constituency · 51.55362, 0.05010

E12 5HU— Manor Park, Newham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 66/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
74
Schools
90
Transport
66
Environment
92
Investment
55

The bottom line

E12 5HU 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: very high noise (65 dB) — check proximity to rail lines.

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Location

E12 5HU

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 5HU

🛡️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 5HU 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 · 5 min walk

KS2: 109.0

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 11 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 9 min walk

7 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.4km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,629/m²
Price per ft²£430/ft²
Avg floor area51.5 m²

EPC breakdown

C
31%
D
9%
E
1%

Based on 41 properties · Confidence: high

Street mix

Flat 100%

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£128,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

2000–2025 · CAGR

+4.8%

Total change

+220%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.3%

per year

Acceleration

-31.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£74k£74k+0%1
Post-dot-com plateau2001–2004£60k£120k+100.8%2.7
Pre-crash peak2005–2007£142k£165k+16.2%1.3
GFC & correction2008–2008£120k£120k+0%1
Help-to-Buy recovery2013–2016£145k£235k+62.1%2
Brexit uncertainty2017–2019£227k£230k+1.3%1.7
Pandemic surge2021–2021£245k£245k+0%3
Rate-rise correction2022–2022£283k£283k+0%1
Current market2025–2025£237k£237k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.3%
District
6.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Manor Park Rail StationElizabeth line line
3.5 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

Manor Park Rail StationElizabeth line
4 min walk
Manor ParkNational Rail
4 min walk
Woodgrange Park Rail StationSuffragette
8 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
19 min walk
East Ham Underground StationDistrict · Hammersmith & City
20 min walk
No bus stops within 400m

37

Walkability score

152

Footpaths (500m)

0

Santander docks (800m)

3.9 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 park292m
Santander docks (800m)0
Nearest cycle dock3.9 km

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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
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

SANGAM PRACTICE

1 TORONTO AVENUE, E12 5JF

5 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRainbow Ward · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

228

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketSri Supermarket · 953 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

443m

Post office

Nearby shops

Tesco Express312 m
Presco Food And Wine401 m
Kapadokya Food Centre521 m
Park & Shop821 m

Nearby cafes

Urban Baristas274 m
Italian Café278 m
Mediterranean Cafe & Sandwich Bar403 m
Quaker Street Bubble Tea427 m

Nearby restaurants

B2B Lounge207 m
A1 Kebabish Grill218 m
Munch Corner280 m
Chicken Bros300 m

Nearby pubs

Blakesley Arms300 m
William the Conqueror336 m
The Golden Fleece573 m

Nearby pharmacies

Muhammad's Pharmacy227 m
Manor Park Pharmacy397 m
Community Pharmacy689 m
Medipharmacy742 m

Nearby health

The Dental Practice356 m
Sangam Surgery394 m
Church Road Dental Practice690 m
Newham Transitional Practice696 m
Food hygiene (5-star)33% of 114

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

55

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Very High

Demand

Very 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

37.7

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,738m
Crossrail 2 route8,505m

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)
10
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
71%
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)
13
Largest scheme
65 homes · FORMER CWS DEPOT SITE, LAND BOUNDED BY, FORMER CWS DEPOT SITE, LAND BOUNDED BY, WHITTA ROAD, GLADDING ROAD, CAPEL ROAD, E12
Pipeline pressure
NONE

Named schemes (500m)

THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA22 homes
completed
616, 616, Romford Road, Manor Park, E12 5AF9 homes
completed
819, 819, Romford Road, Manor Park, E12 6EA5 homes
completed
709, 709, Romford Road, Manor Park, E12 5AW5 homes
completed
751, 751, Romford Road, Manor Park, E12 5AW4 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 5HU

Full postcodeE12 5HU
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.553623
Longitude0.050100
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