Manor Park · Newham · East Ham constituency · 51.54982, 0.05584

E12 6DP— Manor Park, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 37/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
79
Schools
90
Transport
37
Environment
64
Investment
47

The bottom line

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

Less suited to Car-free commuters.

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Location

E12 6DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for E12 6DP

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E12 6DP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sir John Heron Primary School

Not yet inspected · 2 min walk

KS2: 106.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 4 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.8 incidents per 1,000 residents

Better than 74% of London
↑ Rising 688.9%

from a low base — still below London average

-60% vs borough

Crime by type

Violence & sexual offences31%
Other30%
Anti-social behaviour17%
Vehicle crime14%
Theft3%
Robbery3%
Burglary3%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.9km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,019/m²
Price per ft²£373/ft²
Avg floor area108.8 m²

EPC breakdown

B
3%
C
13%
D
51%
E
9%

Based on 76 properties · Confidence: high

Street mix

Terraced 93%Flat 5%Other 2%

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£272,000
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, no insulation (assumed)
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

1995–2025 · CAGR

+6.2%

Total change

+514%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.6%

per year

Acceleration

-26.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 91 sales

Property Type Mix

Total: 91 sales

Terraced94.5%
Flat/maisonette5.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£90k+63.6%3.5
Post-dot-com plateau2001–2004£110k£193k+75%6.5
Pre-crash peak2005–2007£220k£240k+9.1%4.3
GFC & correction2008–2012£230k£227k-1.5%2.5
Help-to-Buy recovery2014–2016£275k£245k-10.9%2
Brexit uncertainty2017–2019£345k£480k+39.1%1
Pandemic surge2021–2021£430k£430k+0%2
Rate-rise correction2022–2023£440k£400k-9.1%2
Current market2024–2025£425k£338k-20.6%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.3%
District
7.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Manor Park Rail StationElizabeth line line
8.7 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

21

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

4.2 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)

4

EV chargers (800m)

Total spaces (800m)157
Nearest car park194m
Santander docks (800m)0
Nearest cycle dock4.2 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: 9.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.8 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

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

231

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: William the Conqueror (535 m)

Nearest supermarketNorthwest · 1.5 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)

186m

Post office

Nearby shops

Londis326 m
Hikma Fruits & Vegetables360 m
Tesco Express397 m
Kapadokya Food Centre512 m

Nearby cafes

Italian Café535 m
Quaker Street Bubble Tea604 m
Mediterranean Cafe & Sandwich Bar630 m
Urban Baristas722 m

Nearby restaurants

Hing Wok348 m
Staff Sandwich Bar350 m
RK Grill's352 m
Flavours Indi Spices356 m

Nearby pubs

William the Conqueror535 m
Blakesley Arms696 m

Nearby gyms

The Gym903 m

Nearby pharmacies

Community Pharmacy251 m
Muhammad's Pharmacy378 m
Manor Park Pharmacy625 m
Medipharmacy680 m

Nearby health

Church Road Dental Practice244 m
Newham Transitional Practice261 m
Carpenters Practice (Church Road)264 m
Church Road Health276 m
Food hygiene (5-star)37% of 96

Business

Local businesses registered here

Active businesses
39
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
22
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ATLAS AURA LIMITED
BRISTOL DWELLINGS LTD
DEPUTY LTD
DTZ GROUP UK LTD
ENTREEX LIMITED

+15 more

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 score12/100
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

31.2

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,559m
Crossrail 2 route9,053m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,676 nationally

1,986

Est. population

29,738/km²

50%

Employed

30%

Degree educated

£35,400

Median income

7.5%

Claimant rate

SuburbanVery high densityRenters

37

Community stability

Age profile

34%
23%
22%
14%
Under 1834%
18–3423%
35–4922%
50–6414%
65+8%

Tenure

23%
21%
40%
15%
Own outright23%
Own (mortgage)21%
Private rent40%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

69%
White British6%
White Other7%
Asian69%
Black11%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine21%
No car household45%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent40%
Social rent15%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
9
Planning apps (3 years)
17
Local approval rate
56%
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)
10
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
135 - 137, 135 - 137, Church Road, Manor Park, E12 6AF6 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 6DP

Full postcodeE12 6DP
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.549818
Longitude0.055843
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