Manor Park · Newham · East Ham constituency · 51.54772, 0.04627

E12 6UN— Manor Park, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 60/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
76
Schools
90
Transport
60
Environment
66
Investment
54

The bottom line

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

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Location

E12 6UN

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 6UN

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E12 6UN 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 · 3 min walk

KS2: 109.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 12 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 · 16 min walk

9 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.8km

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,466/m²
Price per ft²£415/ft²
Avg floor area62.2 m²

EPC breakdown

B
14%
C
54%
D
11%
E
3%
F
1%

Based on 83 properties · Confidence: high

Street mix

Flat 100%

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£155,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+3.2%

Total change

+115%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.4%

per year

Acceleration

-26.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 108 sales

Property Type Mix

Total: 108 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£130k£166k+27.4%11
Pre-crash peak2005–2007£160k£187k+16.7%7.3
GFC & correction2008–2012£187k£83k-55.9%1.4
Help-to-Buy recovery2013–2016£175k£303k+73.4%3.5
Brexit uncertainty2017–2019£308k£150k-51.3%2
Pandemic surge2020–2021£282k£310k+9.9%4
Rate-rise correction2022–2023£310k£297k-4.2%1.5
Current market2024–2025£331k£280k-15.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
3.2%
District
5.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

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
6.1 min walk
Woodgrange Park

Nearby stations

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

51

Walkability score

217

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

8

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)102
Nearest car park211m
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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

9 min walk

55%

Recommend GP

55%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 2.8 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

376

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: William the Conqueror (372 m)

Nearest supermarketSri Supermarket · 464 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)

294m

Post office

Nearby shops

Park & Shop232 m
Presco Food And Wine308 m
Pak Islam Halal Meat420 m
Seelans Superstore537 m

Nearby cafes

Cafe 621259 m
Quaker Street Bubble Tea289 m
Mediterranean Cafe & Sandwich Bar325 m
Italian Café431 m

Nearby restaurants

Bagel Town211 m
Hyderabad Paradise215 m
Pizza Grove255 m
Yong Xiang The Great Chinese Takeaway261 m

Nearby pubs

William the Conqueror372 m
Rising Sun438 m
Blakesley Arms489 m
The Golden Fleece838 m

Nearby gyms

Plashet Park Bowling Club826 m

Nearby pharmacies

Manor Park Pharmacy329 m
Community Pharmacy531 m
Muhammad's Pharmacy730 m
Akro Pharmacy839 m

Nearby health

The Dental Practice354 m
Church Road Health518 m
Newham Transitional Practice526 m
Carpenters Practice (Church Road)537 m
Food hygiene (5-star)30% of 146

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ASHA HOMECARE LTD
CHARITEACH LTD
CLASSROOM PULSE LIMITED
MAYA EMANI LIMITED
MOHASIN FASHION LTD

+2 more

Investment

Investment grade, yield and market outlook

54

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

45.9

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,035m
Crossrail 2 route8,435m

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)
5
Planning apps (12 months)
9
Planning apps (3 years)
10
Local approval rate
78%
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)
17
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
19-25, 19-25, CARLTON ROAD, E12 5BG12 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

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 6UN

Full postcodeE12 6UN
Postcode districtE12
BoroughLondon Borough of Newham
WardManor Park
Latitude51.547719
Longitude0.046272
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