Manor Park · Newham · East Ham constituency · 51.54881, 0.05195

E12 6AS— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 56/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
84
Schools
90
Transport
56
Environment
65
Investment
51

The bottom line

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

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Location

E12 6AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for E12 6AS

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

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“The practical family move”

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How E12 6AS 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 · 2 min walk

KS2: 109.0

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 5 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.6 incidents per 1,000 residents

Better than 68% of London
→ Stable

-52% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences30%
Other20%
Drug offences8%
Vehicle crime7%
Theft1%
Robbery1%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.9km

Crime is 33% below 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£4,106/m²
Price per ft²£381/ft²
Avg floor area101.9 m²

EPC breakdown

B
1%
C
5%
D
31%
E
9%

Based on 46 properties · Confidence: high

Street mix

Terraced 83%Flat 17%

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£254,750
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)
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

1995–2025 · CAGR

+5.7%

Total change

+428%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.3%

per year

Acceleration

-96.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 37 sales

Property Type Mix

Total: 37 sales

Terraced86.5%
Flat/maisonette13.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£109k+83.6%2
Post-dot-com plateau2001–2004£135k£171k+26.3%2.2
Pre-crash peak2005–2007£228k£250k+9.6%2
GFC & correction2008–2012£179k£225k+25.8%1.2
Help-to-Buy recovery2016–2016£415k£415k+0%1
Brexit uncertainty2017–2019£435k£300k-31%1
Current market2024–2025£485k£314k-35.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.2% alpha

Terraced-4.2% α
Local
9.1%
District
13.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
6.6 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

35

Walkability score

137

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria54 min ↑
Waterloo51 min ↑
Canary Wharf ★38 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)161
Nearest car park131m
Santander docks (800m)0
Nearest cycle dock4.0 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% 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 AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.7 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

2 min walk

60%

Recommend GP

60%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 3.1 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)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: William the Conqueror (338 m)

Nearest supermarketSri Supermarket · 860 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)

409m

Post office

Nearby shops

Presco Food And Wine326 m
Park & Shop358 m
Pak Islam Halal Meat487 m
Tesco Express532 m

Nearby cafes

Italian Café368 m
Quaker Street Bubble Tea369 m
Mediterranean Cafe & Sandwich Bar407 m
Cafe 621537 m

Nearby restaurants

A1 Kebabish Grill333 m
Hydrabai Mandi Palace343 m
Hyderabad Paradise345 m
B2B Lounge359 m

Nearby pubs

William the Conqueror338 m
Blakesley Arms526 m
The Overdraft Tavern1.0 km

Nearby gyms

Plashet Park Bowling Club1.0 km

Nearby pharmacies

Community Pharmacy170 m
Manor Park Pharmacy404 m
Muhammad's Pharmacy444 m
Medipharmacy926 m

Nearby health

Newham Transitional Practice172 m
Church Road Health174 m
Church Road Dental Practice176 m
Carpenters Practice (Church Road)186 m
Food hygiene (5-star)33% of 174

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

AL ITQAN ACADEMY LTD
CLICKOWN LTD
GABRIELA MONICA CLEANING LTD
GEFIE SERVICES LTD
KHALID LOGISTICS LTD

+4 more

Investment

Investment grade, yield and market outlook

51

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

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

46.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,330m
Crossrail 2 route8,820m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,215 nationally

1,628

Est. population

30,000/km²

52%

Employed

29%

Degree educated

£35,400

Median income

7.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

28%
27%
23%
14%
Under 1828%
18–3427%
35–4923%
50–6414%
65+9%

Tenure

27%
23%
39%
Own outright27%
Own (mortgage)23%
Private rent39%
Social rent11%
Shared ownership0%

Ethnicity

72%
White British5%
White Other9%
Asian72%
Black7%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household38%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent38%
Social rent11%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
16
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)
22
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
Former garages, Former garages, Church Road, E12 6AQ9 homes
completed
135 - 137, 135 - 137, Church Road, Manor Park, E12 6AF6 homes
completed
61, 61, Ruskin Avenue, Manor Park, E12 6PJ6 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 6AS

Full postcodeE12 6AS
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.548807
Longitude0.051946
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