Manor Park · Newham · East Ham constituency · 51.54939, 0.04867

E12 6BE— Manor Park, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 58/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
76
Schools
90
Transport
58
Environment
70
Investment
52

The bottom line

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

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Location

E12 6BE

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+46.0% vs London avg

Deep-dive guides for E12 6BE

🛡️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

“The family fortress”

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How E12 6BE 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 · 8 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 · 12 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

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 +46% 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£3,309/m²
Price per ft²£307/ft²
Avg floor area83.4 m²

EPC breakdown

B
19%
C
21%
D
9%
E
2%

Based on 51 properties · Confidence: high

Street mix

Terraced 19%Flat 81%

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£208,500
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

2000–2025 · CAGR

+5%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-0.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Terraced18.8%
Flat/maisonette81.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£80k£80k+0%1
Post-dot-com plateau2001–2003£67k£150k+125.6%1.3
Pre-crash peak2006–2007£145k£188k+29.7%1.5
GFC & correction2009–2011£200k£155k-22.5%1
Help-to-Buy recovery2014–2016£250k£261k+4.5%1.5
Brexit uncertainty2017–2017£290k£290k+0%1
Current market2024–2025£280k£270k-3.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
3.7%
District
4.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
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
4.3 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

48

Walkability score

239

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City42 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 park62m
Santander docks (800m)0
Nearest cycle dock3.7 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

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

5 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 · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

277

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketSri Supermarket · 645 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

188m

Post office

Nearby shops

Presco Food And Wine113 m
Park & Shop345 m
Pak Islam Halal Meat534 m
Tesco Express597 m

Nearby cafes

Quaker Street Bubble Tea142 m
Mediterranean Cafe & Sandwich Bar186 m
Italian Café215 m
Cafe 621302 m

Nearby restaurants

Hydrabai Mandi Palace143 m
Sushi Heaven153 m
Frandoz192 m
Chicken Bros252 m

Nearby pubs

William the Conqueror160 m
Blakesley Arms337 m
Rising Sun620 m
The Golden Fleece755 m

Nearby gyms

Plashet Park Bowling Club1.0 km

Nearby pharmacies

Manor Park Pharmacy185 m
Community Pharmacy401 m
Muhammad's Pharmacy480 m

Nearby health

The Dental Practice157 m
Church Road Health399 m
Newham Transitional Practice400 m
Church Road Dental Practice408 m
Food hygiene (5-star)31% of 158

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

52

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 score16/100
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

45.4

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,278m
Crossrail 2 route8,589m

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)
6
Planning apps (12 months)
12
Planning apps (3 years)
10
Local approval rate
58%
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)

WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7150 homes
completed
19-25, 19-25, CARLTON ROAD, E12 5BG12 homes
completed
THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB12 homes
completed
8-30, 8-30, CARLTON ROAD, E12 5BG11 homes
completed
616, 616, Romford Road, Manor Park, E12 5AF9 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 6BE

Full postcodeE12 6BE
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.549395
Longitude0.048670
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
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Companies
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Mail
Food Standards
Agency
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Office
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