Manor Park · Newham · East Ham constituency · 51.55260, 0.05059

E12 6BP— Manor Park, Newham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 63/100Yield 4.39%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
74
Schools
90
Transport
63
Environment
92
Investment
70

The bottom line

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

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Location

E12 6BP

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 6BP

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E12 6BP 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 · 4 min walk

KS2: 109.0

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 10 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 12 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.3km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area99.1 m²

EPC breakdown

C
3%
D
22%
E
4%

Based on 29 properties · Confidence: medium

Street mix

Terraced 94%Flat 6%

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£247,750
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)
RoofPitched, 100 mm loft insulation
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

1995–2023 · CAGR

+8.6%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

-105.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 30 sales

Property Type Mix

Total: 30 sales

Terraced93.3%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£99k+86.8%2.3
Post-dot-com plateau2002–2003£161k£213k+32%2.5
Pre-crash peak2006–2007£231k£198k-14.3%1.5
GFC & correction2008–2009£250k£140k-44%1
Help-to-Buy recovery2014–2016£295k£206k-30.3%1
Brexit uncertainty2017–2018£265k£540k+103.8%1
Rate-rise correction2023–2023£530k£530k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
20.9%
District
20.2%

CAGR over 6yr 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 Velocity75
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 Rail StationElizabeth line line
3.5 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

38

Walkability score

148

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

10

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)166
Nearest car park203m
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: 9.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.1 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

SANGAM PRACTICE

1 TORONTO AVENUE, E12 5JF

5 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 3.4 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

239

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketSri Supermarket · 912 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)

381m

Post office

Nearby shops

Tesco Express287 m
Presco Food And Wine317 m
Kapadokya Food Centre518 m
Park & Shop713 m

Nearby cafes

Italian Café202 m
Urban Baristas285 m
Mediterranean Cafe & Sandwich Bar340 m
Quaker Street Bubble Tea353 m

Nearby restaurants

A1 Kebabish Grill100 m
B2B Lounge105 m
Chicken Bros252 m
Munch Corner277 m

Nearby pubs

William the Conqueror254 m
Blakesley Arms288 m
The Golden Fleece640 m

Nearby pharmacies

Muhammad's Pharmacy172 m
Manor Park Pharmacy334 m
Community Pharmacy571 m
Medipharmacy746 m

Nearby health

The Dental Practice278 m
Sangam Surgery399 m
Church Road Dental Practice572 m
Newham Transitional Practice578 m
Food hygiene (5-star)31% of 134

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BRIT STAY ESTATES LTD
EPIC COMMERCE UK LTD
SHAKS BOUTIQUE LIMITED
SUPPORT GLOBAL LIMITED
VGK SYSTEMS LIMITED

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

30.7

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,655m
Crossrail 2 route8,587m

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)
8
Planning apps (12 months)
8
Planning apps (3 years)
11
Local approval rate
63%
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)
18
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
616, 616, Romford Road, Manor Park, E12 5AF9 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 6BP

Full postcodeE12 6BP
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.552599
Longitude0.050588
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