Manor Park · Newham · East Ham constituency · 51.54915, 0.05340

E12 6EL— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 55/100Yield 4.39%

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
84
Schools
90
Transport
55
Environment
65
Investment
64

The bottom line

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

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Location

E12 6EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for E12 6EL

🛡️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 6EL 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 · 3 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.6 incidents per 1,000 residents

Better than 68% of London
→ Stable

-52% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences30%
Other20%
Drug offences8%
Vehicle crime7%
Theft1%
Robbery1%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.9km

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area105.9 m²

EPC breakdown

C
14%
D
35%
E
9%
F
1%

Based on 59 properties · Confidence: high

Street mix

Terraced 56%Flat 44%

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£264,750
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)
Roof(another dwelling above)
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

1995–2021 · CAGR

+5.8%

Total change

+336%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.1%

per year

Acceleration

-97.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 31 sales

Property Type Mix

Total: 31 sales

Terraced64.5%
Flat/maisonette35.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£65k+18.2%2
Post-dot-com plateau2002–2004£205k£243k+18.5%2.7
Pre-crash peak2005–2007£120k£170k+41.7%1.3
GFC & correction2009–2011£139k£215k+55%1.5
Help-to-Buy recovery2014–2014£308k£308k+0%2
Brexit uncertainty2018–2019£366k£523k+43.1%1.5
Pandemic surge2021–2021£240k£240k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-3.6% alpha

Terraced-0.3% α
Local
8.6%
District
8.9%
Flat/maisonette-3.6% α
Local
21.5%
District
25.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
7.2 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

25

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

4.1 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)149
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock4.1 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: 9.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 61%
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

2 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 · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

221

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

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

Nearest supermarketNorthwest · 1.4 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)

290m

Post office

Nearby shops

Presco Food And Wine402 m
Park & Shop455 m
Tesco Express469 m
Londis476 m

Nearby cafes

Italian Café416 m
Quaker Street Bubble Tea450 m
Mediterranean Cafe & Sandwich Bar483 m
Urban Baristas618 m

Nearby restaurants

A1 Kebabish Grill333 m
B2B Lounge380 m
Staff Sandwich Bar403 m
Hydrabai Mandi Palace413 m

Nearby pubs

William the Conqueror400 m
Blakesley Arms580 m
The Overdraft Tavern1.1 km

Nearby gyms

Plashet Park Bowling Club1.1 km

Nearby pharmacies

Community Pharmacy143 m
Muhammad's Pharmacy400 m
Manor Park Pharmacy479 m
Medipharmacy833 m

Nearby health

Church Road Dental Practice143 m
Newham Transitional Practice151 m
Church Road Health161 m
Carpenters Practice (Church Road)163 m
Food hygiene (5-star)29% of 157

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BRS CAPITAL LTD
CIA INVESTMENT LTD
HOLLOWCART LIMITED
IONUT ALU BARCU LTD
KHAN SAM LTD

+2 more

Investment

Investment grade, yield and market outlook

64

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

34.5

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,412m
Crossrail 2 route8,919m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,215 nationally

1,628

Est. population

30,000/km²

52%

Employed

29%

Degree educated

£35,400

Median income

7.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

28%
27%
23%
14%
Under 1828%
18–3427%
35–4923%
50–6414%
65+9%

Tenure

27%
23%
39%
Own outright27%
Own (mortgage)23%
Private rent39%
Social rent11%
Shared ownership0%

Ethnicity

72%
White British5%
White Other9%
Asian72%
Black7%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household38%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent38%
Social rent11%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
11
Planning apps (3 years)
18
Local approval rate
64%
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
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
THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB12 homes
completed
Land adjacent to 32, Land adjacent to 32, Fifth Avenue, East Ham, E12 6DA10 homes
completed
Former garages, Former garages, Church Road, E12 6AQ9 homes
completed
Land at 31, Land at 31, Fifth Avenue, Manor Park, E12 6DA8 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 6EL

Full postcodeE12 6EL
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.549150
Longitude0.053404
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