Manor Park · Newham · East Ham constituency · 51.54501, 0.04925

E12 6PG— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 79/100Transport 55/100Yield 4.39%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
65
Safety
79
Schools
90
Transport
55
Environment
66
Investment
66

The bottom line

E12 6PG offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E12 6PG

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-4.8% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for E12 6PG

🛡️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 6PG 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 · 5 min walk

KS2: 108.3

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 8 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 14 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

74.9 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

-17% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Vehicle crime17%
Anti-social behaviour10%
Theft9%
Burglary7%
Robbery6%
Drug offences4%

Road safety

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

HIGH pedestrian risk6 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.5km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area78.8 m²

EPC breakdown

C
2%
D
11%
E
5%

Based on 18 properties · Confidence: medium

Street mix

Semi 7%Terraced 64%Flat 7%Other 21%

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£197,000
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

1996–2020 · CAGR

+7.3%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.6%

per year

Acceleration

-65.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced81.8%
Flat/maisonette9.1%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£83k£165k+98.8%2
Post-dot-com plateau2001–2003£56k£370k+560.7%1.3
Pandemic surge2020–2020£450k£450k+0%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 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 Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
East Ham Underground StationDistrict line
8.3 min walk
Woodgrange Park

Nearby stations

Woodgrange Park Rail StationSuffragette
7 min walk
Woodgrange ParkNational Rail
7 min walk
East Ham Underground StationDistrict · Hammersmith & City
9 min walk
Manor Park Rail StationElizabeth line
11 min walk
Upton Park Underground StationDistrict · Hammersmith & City
18 min walk
No bus stops within 400m

40

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City42 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)117
Nearest car park402m
Santander docks (800m)0
Nearest cycle dock3.7 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download170 Mbps
Superfast coverage97%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

5 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

220

Parks (1km)

24

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (640 m)

Nearest supermarketNorthwest · 997 m
2 tennis courts1 sports halls

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)

52m

Post office

Nearby shops

Pak Islam Halal Meat56 m
Park & Shop147 m
Seelans Superstore177 m
Noori Halal Butchers195 m

Nearby cafes

VE6553 m
Quaker Street Bubble Tea601 m
Cafe 621624 m
Mediterranean Cafe & Sandwich Bar645 m

Nearby restaurants

Hyderabad Paradise169 m
Saravanaa Bhavan300 m
Tennessee Fried Chicken530 m
Bagel Town574 m

Nearby pubs

The Overdraft Tavern640 m
William the Conqueror649 m
Rising Sun727 m
Blakesley Arms812 m

Nearby gyms

Plashet Park Bowling Club542 m
The Gym Group858 m

Nearby pharmacies

Community Pharmacy457 m
Manor Park Pharmacy647 m
Shrewsbury Pharmacy & Clinic785 m
Plashet Pharmacy879 m

Nearby health

Vara Dental Practice328 m
Church Road Health433 m
Newham Transitional Practice447 m
Carpenters Practice (Church Road)448 m
Food hygiene (5-star)29% of 196

Business

Local businesses registered here

Active businesses
96
New (last 12 months)
14
Dissolved (last 12 months)
0
Industry diversity
50
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

12 GLOUCESTER TERRACE LTD
15 HUNTSMAN ROAD LTD
A1 MOBILE TYRE LIMITED
AAA CATERING LTD
ABC SHOPFITTER LTD

+15 more

Investment

Investment grade, yield and market outlook

66

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

31.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,870m
Crossrail 2 route8,659m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,387 nationally

1,856

Est. population

19,684/km²

54%

Employed

34%

Degree educated

£40,000

Median income

8.1%

Claimant rate

Inner cityVery high densityRenters

32

Community stability

Age profile

29%
24%
26%
14%
Under 1829%
18–3424%
35–4926%
50–6414%
65+8%

Tenure

23%
18%
49%
Own outright23%
Own (mortgage)18%
Private rent49%
Social rent10%
Shared ownership1%

Ethnicity

67%
White British6%
White Other13%
Asian67%
Black7%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine24%
No car household43%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent49%
Social rent10%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
19
Local approval rate
67%
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)
22
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB12 homes
completed
18, 18, Wordsworth Avenue, Manor Park, E12 6SU11 homes
completed
Former garages, Former garages, Church Road, E12 6AQ9 homes
completed
61, 61, Ruskin Avenue, Manor Park, E12 6PJ6 homes
completed
21-22, 21-22, Woodhouse Grove, Manor Park, E12 6SR5 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 6PG

Full postcodeE12 6PG
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.545014
Longitude0.049252
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