Manor Park · Newham · East Ham constituency · 51.55295, 0.05203

E12 6BS— Manor Park, Newham

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

The family fortress

 

Schools 100%Safety 79/100Transport 57/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
79
Schools
90
Transport
57
Environment
92
Investment
47

The bottom line

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

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Location

E12 6BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E12 6BS

🛡️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

“The family fortress”

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How E12 6BS 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 · 9 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 7 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.8 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-14% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences22%
Other21%
Vehicle crime12%
Drug offences6%
Burglary6%
Theft6%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.3km

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,140/m²
Price per ft²£385/ft²
Avg floor area77 m²

EPC breakdown

B
5%
C
10%
D
15%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 4%Terraced 46%Flat 46%Other 4%

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£192,500
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)
Roof(another dwelling above)
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

1995–2024 · CAGR

+5.4%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.3%

per year

Acceleration

-76.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced54.5%
Flat/maisonette40.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£91k+30.4%2.3
Post-dot-com plateau2001–2002£164k£148k-10.1%1
Pre-crash peak2005–2007£170k£248k+45.6%1.5
GFC & correction2010–2011£232k£125k-46.1%1
Help-to-Buy recovery2014–2014£249k£249k+0%4
Rate-rise correction2022–2023£260k£408k+56.7%1.5
Current market2024–2024£325k£325k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Weakest performer

Terraced

+0.4% alpha

Flat/maisonette+2.4% α
Local
7.6%
District
5.2%
Terraced+0.4% α
Local
9.2%
District
8.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Manor Park Rail StationElizabeth line line
4.8 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
8 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
18 min walk
East Ham Underground StationDistrict · Hammersmith & City
19 min walk
No bus stops within 400m

30

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

4.0 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 park299m
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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.2 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

3 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 · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

227

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: William the Conqueror (351 m)

Nearest supermarketSri Supermarket · 1.0 km

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)

483m

Post office

Nearby shops

Tesco Express181 m
Kapadokya Food Centre410 m
Presco Food And Wine412 m
Londis735 m

Nearby cafes

Italian Café303 m
Urban Baristas387 m
Mediterranean Cafe & Sandwich Bar443 m
Quaker Street Bubble Tea452 m

Nearby restaurants

A1 Kebabish Grill151 m
B2B Lounge199 m
Chicken Bros359 m
Munch Corner382 m

Nearby pubs

William the Conqueror351 m
Blakesley Arms394 m
The Golden Fleece722 m

Nearby pharmacies

Muhammad's Pharmacy75 m
Manor Park Pharmacy437 m
Community Pharmacy577 m
Medipharmacy638 m

Nearby health

Sangam Surgery292 m
The Dental Practice377 m
Church Road Dental Practice576 m
Newham Transitional Practice584 m
Food hygiene (5-star)30% of 112

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

COSTI CONSTRUCTION SERVICES LTD
SHALORIX LIMITED

Investment

Investment grade, yield and market outlook

47

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

41.7

Price growth score

D
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,737m
Crossrail 2 route8,658m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,504 nationally

1,607

Est. population

9,150/km²

54%

Employed

36%

Degree educated

£37,600

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

30%
22%
23%
15%
Under 1830%
18–3422%
35–4923%
50–6415%
65+11%

Tenure

14%
29%
47%
Own outright8%
Own (mortgage)14%
Private rent29%
Social rent47%
Shared ownership2%

Ethnicity

21%
37%
22%
White British21%
White Other12%
Asian37%
Black22%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household49%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent47%
Private rent29%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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
22 homes · THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA
Pipeline pressure
NONE

Named schemes (500m)

THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA22 homes
completed
Land adjacent to 32, Land adjacent to 32, Fifth Avenue, East Ham, E12 6DA10 homes
completed
Land at 31, Land at 31, Fifth Avenue, Manor Park, E12 6DA8 homes
completed
24-34, 24-34, Sixth Avenue, Manor Park, E12 5PP7 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 6BS

Full postcodeE12 6BS
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.552951
Longitude0.052032
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