Manor Park · Newham · East Ham constituency · 51.54585, 0.04694

E12 6TX— Manor Park, Newham

Location and area intelligence for E12 6TX, 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 6TX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E12 6TX

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 6TX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E12 6TX 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 · 3 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 14 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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 area44 m²

EPC breakdown

C
12%
D
4%

Based on 16 properties · Confidence: medium

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£110,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
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 Distribution

P25: £125k–£150k · P75: £125k–£150k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£142k£142k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
8.6 min walk
Woodgrange Park

Nearby stations

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

47

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

3.6 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)90
Nearest car park395m
Santander docks (800m)0
Nearest cycle dock3.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB17% 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

5

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

Amenities

Shops, restaurants, parks and more

291

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Rising Sun (541 m)

Nearest supermarketSri Supermarket · 567 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)

189m

Post office

Nearby shops

Park & Shop133 m
Pak Islam Halal Meat240 m
Seelans Superstore339 m
Noori Halal Butchers354 m

Nearby cafes

Cafe 621466 m
Quaker Street Bubble Tea490 m
Mediterranean Cafe & Sandwich Bar530 m
Italian Café619 m

Nearby restaurants

Hyderabad Paradise138 m
Bagel Town421 m
Saravanaa Bhavan451 m
Pizza Grove459 m

Nearby pubs

Rising Sun541 m
William the Conqueror560 m
Blakesley Arms697 m
The Overdraft Tavern779 m

Nearby gyms

Plashet Park Bowling Club616 m
The Gym Group984 m

Nearby pharmacies

Manor Park Pharmacy533 m
Community Pharmacy536 m
Akro Pharmacy761 m
Shrewsbury Pharmacy & Clinic813 m

Nearby health

Vara Dental Practice479 m
Church Road Health515 m
Newham Transitional Practice527 m
Carpenters Practice (Church Road)533 m
Food hygiene (5-star)28% of 151

Business

Local businesses registered here

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

High street

E

High street health

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 score17/100
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

33.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,875m
Crossrail 2 route8,493m

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
13
Local approval rate
75%
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)
21
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
THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB12 homes
completed
Former garages, Former garages, Church Road, E12 6AQ9 homes
completed
566, Romford Road, Manor Park, E12 5AF8 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 6TX

Full postcodeE12 6TX
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.545855
Longitude0.046939
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