Manor Park · Newham · East Ham constituency · 51.54643, 0.04669

E12 6UB— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 58/100Yield 4.39%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
76
Schools
90
Transport
58
Environment
68
Investment
65

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E12 6UB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E12 6UB meets your needs.

Location

E12 6UB

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-15.7% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for E12 6UB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E12 6UB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How E12 6UB 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

13 Jul

Crime rates and local incidents

Low crime

94.9 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+5% vs borough

Crime by type

Other31%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime10%
Theft8%
Robbery6%
Drug offences5%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.7km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area91.9 m²

EPC breakdown

C
8%
D
39%
E
12%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 3%Terraced 73%Flat 25%

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£229,750
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

1996–2022 · CAGR

+8.5%

Total change

+731%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

-192.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached2.8%
Terraced75%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£96k+62.7%2
Post-dot-com plateau2001–2004£127k£210k+65.4%3
Pre-crash peak2005–2007£195k£270k+38.5%1.7
GFC & correction2008–2011£207k£240k+16.2%1.2
Brexit uncertainty2018–2018£235k£235k+0%3
Pandemic surge2020–2021£175k£506k+189.1%1
Rate-rise correction2022–2022£490k£490k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
14.4%
District
14.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing7
Trend Position10

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
7.8 min walk
Woodgrange Park

Nearby stations

Woodgrange Park Rail StationSuffragette
4 min walk
Woodgrange ParkNational Rail
4 min walk
Manor Park Rail StationElizabeth line
8 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

47

Walkability score

171

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)102
Nearest car park334m
Santander docks (800m)0
Nearest cycle dock3.6 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: 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

319

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Rising Sun (499 m)

Nearest supermarketSri Supermarket · 525 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)

229m

Post office

Nearby shops

Park & Shop141 m
Pak Islam Halal Meat293 m
Seelans Superstore401 m
Noori Halal Butchers417 m

Nearby cafes

Cafe 621400 m
Quaker Street Bubble Tea426 m
Mediterranean Cafe & Sandwich Bar466 m
Italian Café559 m

Nearby restaurants

Hyderabad Paradise136 m
Bagel Town355 m
Pizza Grove393 m
Yong Xiang The Great Chinese Takeaway400 m

Nearby pubs

Rising Sun499 m
William the Conqueror500 m
Blakesley Arms632 m
The Overdraft Tavern845 m

Nearby gyms

Plashet Park Bowling Club682 m
The Gym Group1.1 km

Nearby pharmacies

Manor Park Pharmacy469 m
Community Pharmacy528 m
Akro Pharmacy778 m
Muhammad's Pharmacy829 m

Nearby health

The Dental Practice485 m
Church Road Health510 m
Newham Transitional Practice520 m
Carpenters Practice (Church Road)528 m
Food hygiene (5-star)28% of 162

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

3 M LOGISTICS LTD
3STV UK LTD
AMAZONE UK NEW LTD
KHAN MEDICO LONDON LIMITED
PHOENIX ETERNAL LIMITED

+4 more

Investment

Investment grade, yield and market outlook

65

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

32.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,923m
Crossrail 2 route8,472m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,294 nationally

2,486

Est. population

17,369/km²

54%

Employed

35%

Degree educated

£35,400

Median income

10.5%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

32%
21%
26%
Under 1832%
18–3421%
35–4927%
50–6413%
65+8%

Tenure

14%
44%
30%
Own outright10%
Own (mortgage)14%
Private rent44%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

55%
14%
White British10%
White Other12%
Asian55%
Black14%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household53%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent44%
Social rent30%

vs. London

Income vs London-15.7%

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)
19
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
8-30, 8-30, CARLTON ROAD, E12 5BG11 homes
completed
2A, 2A, Carlton Road, Manor Park, E12 5B9 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

Live in E12 6UB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E12 6UB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E12 6UB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E12 6UB

Full postcodeE12 6UB
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.546435
Longitude0.046691
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