Manor Park · Newham · East Ham constituency · 51.54870, 0.05050

E12 6AX— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 57/100Yield 4.39%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
76
Schools
90
Transport
57
Environment
66
Investment
65

The bottom line

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

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Location

E12 6AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for E12 6AX

🛡️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 6AX 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 · 6 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.9 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+5% vs borough

Crime by type

Other31%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime10%
Theft8%
Robbery6%
Drug offences5%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.9km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area95 m²

EPC breakdown

C
13%
D
7%
E
2%

Based on 22 properties · Confidence: medium

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£237,500
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
RoofPitched, 75 mm loft insulation
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

1998–2015 · CAGR

+5.2%

Total change

+135%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.0%

per year

Acceleration

-49.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£66k£141k+112.9%1.5
Post-dot-com plateau2002–2003£132k£167k+26.5%3
Pre-crash peak2005–2007£203k£245k+21%1.3
GFC & correction2009–2011£220k£225k+2.3%1
Help-to-Buy recovery2014–2015£250k£155k-38%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
17.4%
District
17.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
5.9 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

Woodgrange Park Rail StationSuffragette
5 min walk
Manor Park Rail StationElizabeth line
6 min walk
Manor ParkNational Rail
6 min walk
East Ham Underground StationDistrict · Hammersmith & City
14 min walk
Wanstead Park Rail StationSuffragette
21 min walk
No bus stops within 400m

42

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

3.9 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)134
Nearest car park51m
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: 9.2 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 67%
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

3 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 · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

238

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketSri Supermarket · 759 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)

368m

Post office

Nearby shops

Presco Food And Wine253 m
Park & Shop294 m
Pak Islam Halal Meat454 m
Seelans Superstore579 m

Nearby cafes

Quaker Street Bubble Tea290 m
Italian Café323 m
Mediterranean Cafe & Sandwich Bar331 m
Cafe 621441 m

Nearby restaurants

Hydrabai Mandi Palace276 m
Hyderabad Paradise278 m
Sushi Heaven302 m
Frandoz339 m

Nearby pubs

William the Conqueror281 m
Blakesley Arms470 m
Rising Sun733 m
The Golden Fleece895 m

Nearby gyms

Plashet Park Bowling Club960 m

Nearby pharmacies

Community Pharmacy254 m
Manor Park Pharmacy329 m
Muhammad's Pharmacy483 m

Nearby health

Church Road Health250 m
Newham Transitional Practice252 m
Church Road Dental Practice261 m
Carpenters Practice (Church Road)266 m
Food hygiene (5-star)32% of 170

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BEST BUY ELECTRONICS LIMITED
KARIMA'S CARE LIMITED
SFL PARTNERSHIPS LTD
TARZAN MITI LTD

Investment

Investment grade, yield and market outlook

65

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 score16/100
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

32.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,271m
Crossrail 2 route8,721m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,294 nationally

2,486

Est. population

17,369/km²

54%

Employed

35%

Degree educated

£35,400

Median income

10.5%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

32%
21%
26%
Under 1832%
18–3421%
35–4927%
50–6413%
65+8%

Tenure

14%
44%
30%
Own outright10%
Own (mortgage)14%
Private rent44%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

55%
14%
White British10%
White Other12%
Asian55%
Black14%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household53%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent44%
Social rent30%

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)
15
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)
23
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB12 homes
completed
Former garages, Former garages, Church Road, E12 6AQ9 homes
completed
616, 616, Romford Road, Manor Park, E12 5AF9 homes
completed
61, 61, Ruskin Avenue, Manor Park, E12 6PJ6 homes
completed
709, 709, Romford Road, Manor Park, E12 5AW5 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 6AX

Full postcodeE12 6AX
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.548697
Longitude0.050499
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