Manor Park · Newham · East Ham constituency · 51.55046, 0.05103

E12 6AP— Manor Park, Newham

Location and area intelligence for E12 6AP, Manor Park, Newham

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
74
Schools
90
Transport
62
Environment
70
Investment
55

The bottom line

E12 6AP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E12 6AP

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 6AP

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How E12 6AP 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 · 1 min walk

KS2: 109.0

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 7 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 · 9 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.0km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,727/m²
Price per ft²£439/ft²
Avg floor area100.6 m²

EPC breakdown

C
10%
D
28%
E
4%

Based on 42 properties · Confidence: high

Street mix

Terraced 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£251,500
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 BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+796%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.0%

per year

Acceleration

+28.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 34 sales

Property Type Mix

Total: 34 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£90k+69.8%1.4
Post-dot-com plateau2001–2004£120k£215k+79.9%2.8
Pre-crash peak2007–2007£250k£250k+0%3
GFC & correction2009–2012£173k£245k+42%1
Help-to-Buy recovery2014–2015£260k£400k+53.8%1.5
Brexit uncertainty2017–2019£385k£330k-14.3%1.5
Pandemic surge2020–2021£275k£500k+81.8%1
Current market2024–2025£420k£475k+13%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
6.4%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

39

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

3.9 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)134
Nearest car park164m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% 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 yield858.2 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

4 min walk

60%

Recommend GP

60%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 3.2 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)

21

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 835 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)

318m

Post office

Nearby shops

Presco Food And Wine217 m
Tesco Express401 m
Park & Shop490 m
Kapadokya Food Centre622 m

Nearby cafes

Italian Café199 m
Quaker Street Bubble Tea269 m
Mediterranean Cafe & Sandwich Bar290 m
Urban Baristas398 m

Nearby restaurants

A1 Kebabish Grill143 m
B2B Lounge166 m
Hydrabai Mandi Palace216 m
Chicken Bros278 m

Nearby pubs

William the Conqueror193 m
Blakesley Arms363 m
The Golden Fleece786 m

Nearby gyms

Plashet Park Bowling Club1.2 km

Nearby pharmacies

Manor Park Pharmacy285 m
Muhammad's Pharmacy290 m
Community Pharmacy348 m
Medipharmacy842 m

Nearby health

The Dental Practice217 m
Church Road Dental Practice351 m
Newham Transitional Practice353 m
Church Road Health359 m
Food hygiene (5-star)30% of 159

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AA BUILDS LTD
ANWOSKI LTD
AUREL AMARANDEI LTD
HOME WHIZ LTD
LIGHTWORK ELECTRICAL SERVICES LTD

+8 more

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 score15/100
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

41.1

Price growth score

D
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,461m
Crossrail 2 route8,726m

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)
4
Planning apps (12 months)
9
Planning apps (3 years)
11
Local approval rate
67%
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)
20
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
Land adjacent to 32, Land adjacent to 32, Fifth Avenue, East Ham, E12 6DA10 homes
completed
616, 616, Romford Road, Manor Park, E12 5AF9 homes
completed
Former garages, Former garages, Church Road, E12 6AQ9 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 6AP

Full postcodeE12 6AP
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.550460
Longitude0.051026
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