Manor Park · Newham · East Ham constituency · 51.55334, 0.05316

E12 5HZ— Manor Park, Newham

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

 

Schools 100%Safety 67/100Transport 51/100Yield 4.39%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
56
Safety
67
Schools
90
Transport
51
Environment
68
Investment
64

The bottom line

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

The catch: high noise levels nearby.

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Location

E12 5HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for E12 5HZ

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How E12 5HZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sir John Heron Primary School

Not yet inspected · 3 min walk

KS2: 106.3

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 6 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

113.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 494.7%

+25% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Anti-social behaviour15%
Vehicle crime7%
Robbery7%
Drug offences4%
Theft4%
Burglary4%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.3km

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area59.1 m²

EPC breakdown

B
1%
C
38%
D
18%

Based on 57 properties · Confidence: high

Street mix

Terraced 40%Flat 50%Other 10%

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£147,750
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 CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2018 · CAGR

+6.2%

Total change

+257%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.0%

per year

Acceleration

-10.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 17 sales

Property Type Mix

Total: 17 sales

Terraced47.1%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£65k£65k+0%1
Post-dot-com plateau2001–2003£113k£90k-20.4%1
Pre-crash peak2005–2006£174k£265k+52.7%1.5
GFC & correction2008–2012£199k£160k-19.4%2
Help-to-Buy recovery2016–2016£200k£200k+0%1
Brexit uncertainty2018–2018£230k£230k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
-4.5%
District
-6.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Manor Park Rail StationElizabeth line line
5.8 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

30

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria58 min ↑
Waterloo53 min ↑
Canary Wharf ★41 min
City47 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 park267m
Santander docks (800m)0
Nearest cycle dock4.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

35%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed242 Mbps
Median download239 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 waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% 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: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

2 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

222

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: William the Conqueror (439 m)

Nearest supermarketSri Supermarket · 1.1 km

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)

617m

Post office

Nearby shops

Tesco Express98 m
Kapadokya Food Centre322 m
Presco Food And Wine498 m
Londis706 m

Nearby cafes

Italian Café392 m
Urban Baristas470 m
Mediterranean Cafe & Sandwich Bar532 m
Quaker Street Bubble Tea539 m

Nearby restaurants

A1 Kebabish Grill231 m
B2B Lounge287 m
Chicken Bros448 m
Munch Corner467 m

Nearby pubs

William the Conqueror439 m
Blakesley Arms480 m

Nearby pharmacies

Muhammad's Pharmacy67 m
Manor Park Pharmacy525 m
Medipharmacy549 m
Community Pharmacy607 m

Nearby health

Sangam Surgery203 m
The Dental Practice465 m
Church Road Dental Practice605 m
Newham Transitional Practice615 m
Food hygiene (5-star)32% of 105

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

9NINETY GROUP LTD
AL KHALEEJ GLOBAL LTD
ALEX49 CLEANING SERVICES LTD
BHALL BROTHERS CONSTRUCTION LTD
FAST FIT CAR GLASS LTD

+2 more

Investment

Investment grade, yield and market outlook

64

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 score13/100
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

25.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,812m
Crossrail 2 route8,709m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,174 nationally

1,994

Est. population

4,303/km²

54%

Employed

31%

Degree educated

£37,600

Median income

11.1%

Claimant rate

SuburbanMedium densityRenters

24

Community stability

Age profile

35%
22%
27%
Under 1835%
18–3422%
35–4927%
50–6411%
65+5%

Tenure

14%
57%
19%
Own outright10%
Own (mortgage)14%
Private rent57%
Social rent19%
Shared ownership1%
Rent free1%

Ethnicity

15%
55%
14%
White British8%
White Other15%
Asian56%
Black14%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine23%
No car household50%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent57%
Social rent19%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
10
Planning apps (3 years)
12
Local approval rate
70%
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)
19
Largest scheme
22 homes · THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA
Pipeline pressure
NONE

Named schemes (500m)

THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA22 homes
completed
Land adjacent to 32, Land adjacent to 32, Fifth Avenue, East Ham, E12 6DA10 homes
completed
Land at 31, Land at 31, Fifth Avenue, Manor Park, E12 6DA8 homes
completed
24-34, 24-34, Sixth Avenue, Manor Park, E12 5PP7 homes
completed
819, 819, Romford Road, Manor Park, E12 6EA5 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 5HZ

Full postcodeE12 5HZ
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.553336
Longitude0.053160
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