Manor Park · Newham · East Ham constituency · 51.54560, 0.04533

E12 6TU— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 83/100Transport 57/100Yield 4.39%

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
83
Schools
95
Transport
57
Environment
67
Investment
64

The bottom line

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

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Location

E12 6TU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-78.0% vs London avg

Deep-dive guides for E12 6TU

🛡️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 6TU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Monega Primary School

Outstanding · Inspected Jan 2022 · 2 min walk

KS2: 109.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 9 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 13 min walk

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

Safety

5 Jun

Crime rates and local incidents

Low crime

14.2 incidents per 1,000 residents

Better than 91% of London
↑ Rising 128.6%

from a low base — still below London average

-84% vs borough

Crime by type

Other44%
Violence & sexual offences16%
Vehicle crime13%
Robbery9%
Drug offences6%
Theft6%
Burglary6%
Anti-social behaviour0%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.6km

Crime is 78% below London average

Property

Prices, sales volume and market trends

Avg floor area99.2 m²

EPC breakdown

C
3%
D
32%
E
2%

Based on 37 properties · Confidence: high

Street mix

Terraced 89%Flat 11%

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£248,000
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

1995–2023 · CAGR

+8.1%

Total change

+782%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+9.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 34 sales

Property Type Mix

Total: 34 sales

Terraced88.2%
Flat/maisonette11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£96k+61.9%1.2
Post-dot-com plateau2001–2004£112k£207k+84%2
Pre-crash peak2005–2007£170k£215k+26.5%3.3
GFC & correction2011–2011£230k£230k+0%1
Help-to-Buy recovery2014–2016£270k£456k+68.9%1
Brexit uncertainty2019–2019£432k£432k+0%2
Rate-rise correction2022–2023£455k£520k+14.4%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-1.6% alpha

Terraced+0.2% α
Local
8.4%
District
8.2%
Flat/maisonette-1.6% α
Local
6.4%
District
8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
8.9 min walk
Woodgrange Park

Nearby stations

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

42

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

3.5 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

8

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)81
Nearest car park452m
Santander docks (800m)0
Nearest cycle dock3.5 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 waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
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

6 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

433

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Rising Sun (461 m)

Nearest supermarketSri Supermarket · 485 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)

295m

Post office

Nearby shops

Park & Shop248 m
Topaz Food & Wine327 m
Pak Islam Halal Meat328 m
Madaripur Food351 m

Nearby cafes

Cafe 621464 m
Quaker Street Bubble Tea534 m
Mediterranean Cafe & Sandwich Bar569 m
Alnuur594 m

Nearby restaurants

Hyderabad Paradise251 m
Bagel Town429 m
Pizza Grove453 m
Yong Xiang The Great Chinese Takeaway461 m

Nearby pubs

Rising Sun461 m
William the Conqueror616 m
Blakesley Arms730 m
The Overdraft Tavern804 m

Nearby gyms

Plashet Park Bowling Club601 m
The Gym Group995 m

Nearby pharmacies

Manor Park Pharmacy573 m
Community Pharmacy649 m
Akro Pharmacy649 m
Shan Pharmacy749 m

Nearby health

Vara Dental Practice523 m
Newham Talking Therapies591 m
The Dental Practice599 m
Plashet Harmony Practice626 m
Food hygiene (5-star)33% of 137

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

BIJU TAXI SERVICE LIMITED
CINEMATIC LEE LIMITED
MAP AUTOMECHANICS LTD
MR MARCEL PROPERTY MANAGEMENT LIMITED
PVM CONSTRUCTION LTD

+1 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

32.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,796m
Crossrail 2 route8,383m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,830 nationally

1,560

Est. population

30,000/km²

51%

Employed

29%

Degree educated

£40,000

Median income

9.3%

Claimant rate

Inner cityVery high densityRenters

37

Community stability

Age profile

28%
22%
23%
18%
Under 1828%
18–3422%
35–4923%
50–6418%
65+9%

Tenure

23%
20%
40%
16%
Own outright23%
Own (mortgage)20%
Private rent40%
Social rent16%
Shared ownership1%
Rent free1%

Ethnicity

67%
White British4%
White Other12%
Asian67%
Black11%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine25%
No car household41%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent40%
Social rent16%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)
16
Local approval rate
80%
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
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7150 homes
completed
WOODGRANGE PARK HOUSE, 544, WOODGRANGE PARK HOUSE, 544, ROMFORD ROAD, E7 8AY71 homes
completed
566, Romford Road, Manor Park, E12 5AF8 homes
completed
542, 542, Romford Road, Forest Gate, E7 8AF8 homes
completed
196, 196, Shrewsbury Road, Forest Gate, E7 8QJ5 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 6TU

Full postcodeE12 6TU
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.545595
Longitude0.045326
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