Manor Park · Newham · East Ham constituency · 51.54706, 0.05634

E12 6EP— Manor Park, Newham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
53
Safety
72
Schools
90
Transport
39
Environment
64
Investment
52

The bottom line

E12 6EP 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 6EP

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-8.8% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E12 6EP

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

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“High-connectivity investment target”

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How E12 6EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Essex Primary School

Not yet inspected · 2 min walk

KS2: 108.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 1 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 · 10 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 969.2%

-7% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Vehicle crime17%
Anti-social behaviour14%
Theft5%
Drug offences4%
Burglary2%
Robbery1%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.6km

Crime is +29% 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£4,547/m²
Price per ft²£422/ft²
Avg floor area120.9 m²

EPC breakdown

C
1%
D
13%
E
2%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 100%

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£302,250
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

1997–2026 · CAGR

+8.1%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.3%

per year

Acceleration

+30.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 23 sales

Property Type Mix

Total: 23 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£63k£127k+104%2.2
Post-dot-com plateau2002–2003£165k£198k+20%2
Pre-crash peak2005–2007£233k£310k+33.3%1.3
GFC & correction2011–2011£230k£230k+0%1
Brexit uncertainty2018–2019£416k£450k+8.2%1
Rate-rise correction2022–2022£495k£495k+0%1
Current market2025–2026£475k£600k+26.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
17.8%
District
16.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Ham Underground StationHammersmith & City line
10.8 min walk
Manor Park

Nearby stations

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

19

Walkability score

54

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

11

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)157
Nearest car park94m
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 AONB10% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 3.0 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

211

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: William the Conqueror (697 m)

Nearest supermarketNorthwest · 1.2 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

175m

Post office

Nearby shops

Londis332 m
Hikma Fruits & Vegetables372 m
General Food Store454 m
Nisa Today485 m

Nearby cafes

Italian Café721 m
Quaker Street Bubble Tea730 m
Mediterranean Cafe & Sandwich Bar768 m
VE6880 m

Nearby restaurants

Staff Sandwich Bar120 m
Hing Wok358 m
RK Grill's363 m
Flavours Indi Spices367 m

Nearby pubs

William the Conqueror697 m
The Overdraft Tavern920 m

Nearby pharmacies

Community Pharmacy192 m
Muhammad's Pharmacy672 m
Manor Park Pharmacy765 m
Medipharmacy950 m

Nearby health

Carpenters Practice (Church Road)179 m
Church Road Dental Practice186 m
Newham Transitional Practice192 m
Church Road Health194 m
Food hygiene (5-star)35% of 94

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

GLOBAL WINDOWS & CONSTRUCTIONS LTD
LONDON DOUBLE GLAZE LTD
MURUGANS PROPERTIES LIMITED
POSEIDON PLUMBING AND HEATING LTD

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

26.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,306m
Crossrail 2 route9,136m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,681 nationally

1,659

Est. population

16,674/km²

52%

Employed

33%

Degree educated

£38,300

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

31%
24%
24%
13%
Under 1831%
18–3424%
35–4924%
50–6413%
65+8%

Tenure

22%
23%
38%
16%
Own outright22%
Own (mortgage)23%
Private rent38%
Social rent16%
Shared ownership0%

Ethnicity

65%
White British8%
White Other10%
Asian65%
Black11%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine22%
No car household41%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Private rent38%
Social rent16%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
19
Local approval rate
50%
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)
15
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)

1, 1, Trevelyan Avenue, Manor Park, E12 5PL6 homes
completed
135 - 137, 135 - 137, Church Road, Manor Park, E12 6AF6 homes
completed
61, 61, Ruskin Avenue, Manor Park, E12 6PJ6 homes
completed
44, Church Road, Manor Park, E12 6AF4 homes
completed
142, 142, First Avenue, Manor Park, E12 6AJ4 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 6EP

Full postcodeE12 6EP
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.547057
Longitude0.056339
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