Manor Park · Newham · East Ham constituency · 51.54618, 0.04679

E12 6UA— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 83/100Transport 57/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
83
Schools
90
Transport
57
Environment
68
Investment
51

The bottom line

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

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Location

E12 6UA

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 6UA

🛡️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 6UA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Salisbury Primary School

Not yet inspected · 5 min walk

KS2: 109.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 10 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.6km

Crime is 78% below 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£6,018/m²
Price per ft²£559/ft²
Avg floor area73 m²

EPC breakdown

C
20%
D
40%
E
3%
F
1%

Based on 64 properties · Confidence: high

Street mix

Terraced 46%Flat 54%

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£182,500
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

1995–2025 · CAGR

+4.4%

Total change

+262%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.7%

per year

Acceleration

-147.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 46 sales

Property Type Mix

Total: 46 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£105k+61.5%2
Post-dot-com plateau2001–2004£100k£136k+36.7%2.8
Pre-crash peak2006–2007£180k£250k+38.9%2
GFC & correction2008–2011£187k£170k-9.1%2
Help-to-Buy recovery2014–2016£247k£264k+7.1%1.5
Brexit uncertainty2017–2019£164k£384k+133.5%2
Pandemic surge2021–2021£268k£268k+0%2
Rate-rise correction2022–2023£325k£310k-4.6%1.5
Current market2024–2025£583k£235k-59.7%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

+0.4% alpha

Flat/maisonette+1.6% α
Local
6.3%
District
4.7%
Terraced+0.4% α
Local
8.1%
District
7.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
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
8.1 min walk
Woodgrange Park

Nearby stations

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

48

Walkability score

165

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 park360m
Santander docks (800m)0
Nearest cycle dock3.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

68%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed373 Mbps
Median download380 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 AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

7 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.7 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

304

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 (516 m)

Nearest supermarketSri Supermarket · 543 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)

210m

Post office

Nearby shops

Park & Shop134 m
Pak Islam Halal Meat269 m
Seelans Superstore374 m
Noori Halal Butchers389 m

Nearby cafes

Cafe 621428 m
Quaker Street Bubble Tea454 m
Mediterranean Cafe & Sandwich Bar494 m
Italian Café585 m

Nearby restaurants

Hyderabad Paradise133 m
Bagel Town384 m
Pizza Grove422 m
Yong Xiang The Great Chinese Takeaway429 m

Nearby pubs

Rising Sun516 m
William the Conqueror526 m
Blakesley Arms660 m
The Overdraft Tavern817 m

Nearby gyms

Plashet Park Bowling Club653 m
The Gym Group1.0 km

Nearby pharmacies

Manor Park Pharmacy497 m
Community Pharmacy530 m
Akro Pharmacy770 m
Shrewsbury Pharmacy & Clinic846 m

Nearby health

Church Road Health511 m
The Dental Practice512 m
Vara Dental Practice515 m
Newham Transitional Practice523 m
Food hygiene (5-star)29% of 152

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BANGLADESH HINDU ASSOCIATION (UK)
CCG GROUP LTD
HA ADEYINKA LIMITED
J&K CARS LTD
KHAN DISTRIBUTION LIMITED

+5 more

Investment

Investment grade, yield and market outlook

51

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,902m
Crossrail 2 route8,481m

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)
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)
22
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
616, 616, Romford Road, Manor Park, E12 5AF9 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 6UA

Full postcodeE12 6UA
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.546181
Longitude0.046795
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