Postcode E12 5BS is located in a major urban area, within the Manor Park ward of Newham in the London region, and forms part of the Manor Park South area. It has very high deprivation and high crime levels, with around 87.8 crimes per 1,000 residents per year, about 32% below the London average of 130 per 1,000. The average income per household in Manor Park South is £60,647 per year. The nearest station is Manor Park, about 0.1 miles away. There are 13 primary and 2 secondary schools in the area.
Manor Park South has a very high level of deprivation, ranked at position 3,323 out of 32,844 areas in the United Kingdom, placing it within the top 10% most deprived areas in England.
Manor Park South has a high crime rate, with approximately 87.8 reported incidents per 1,000 population each year.
Approximately 25.2% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 22.5% of dwellings are socially rented.
The average income per household in Manor Park South is £60,647 per year.
High noise level (70.0-74.9 dB) from road, approximately 10 ft away from E12 5BS.
Manor Park South near E12 5BS has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Manor Park located about 0.1 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.1 mi | 3,4 | Manor Park | Elizabeth | Walking directions to Manor Park |
| 0.2 mi | 3,4 | Woodgrange Park | Overground | Walking directions to Woodgrange Park |
| 0.9 mi | 3,4 | East Ham | District, Hammersmith and City | Walking directions to East Ham |
Based on 49 recent sales, the median property price is £447,500 (about £489 per square foot) in Manor Park area, with individual transactions ranging from £167,000 up to £1,230,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Semi-Detached | 2 | £675,000 | £530 |
| Terraced | 28 | £517,250 | £503 |
| Flats | 19 | £290,000 | £456 |
Sale price
| Year | Flats | Terraced |
|---|---|---|
| 2016 | £254,500 | £415,000 |
| 2017 | £258,000 | £422,000 |
| 2018 | £263,750 | £452,500 |
| 2019 | £270,500 | £427,500 |
| 2020 | £260,000 | £447,500 |
| 2021 | £306,750 | £458,000 |
| 2022 | £305,000 | £490,000 |
| 2023 | £300,000 | £513,750 |
| 2024 | £319,000 | £480,740 |
| 2025 | £280,000 | £494,500 |
| 2026 | £270,000 | £528,500 |
Price per sq ft
| Year | Flats | Terraced |
|---|---|---|
| 2016 | £385 | £403 |
| 2017 | £479 | £427 |
| 2018 | £421 | £429 |
| 2019 | £475 | £395 |
| 2020 | £438 | £397 |
| 2021 | £461 | £444 |
| 2022 | £489 | £458 |
| 2023 | £487 | £457 |
| 2024 | £465 | £465 |
| 2025 | £495 | £471 |
| 2026 | £422 | £507 |
There were 49 recent sold properties in the last 18 months near E12 5BS.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 08 May 2025 | 47, Station Road, London, E12 5BP | Other | Freehold | £576,000 | |
| 24 Oct 2025 | 26, Station Road, London, E12 5BT | Terraced | Freehold | £480,000 | |
| 25 Mar 2025 | Manor Park Delivery Office, Manor Park Road, London, E12 5AA | Other | Freehold | £2,058,000 | |
| 25 Mar 2025 | Manor Park Delivery Office, Manor Park Road, London, E12 5AA | Other | Freehold | £2,000,000 | |
| 19 Sept 2025 | 33, Greenhill Grove, London, E12 6BD | Flats | Leasehold | £205,000 |
In the E12 5BS postcode area, located within Manor Park South, there are 13 primary and 2 secondary schools in close proximity.
8 nearby supermarkets & convenience stores within mi of E12 5BS
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | Presco Food And Wine | High Street North, Newham, E12 6BA | Walking directions to Presco Food And Wine |
| 0.1 mi | S S Supermarket | 63 Station Road, Manor Park, London, E12 5BP | Walking directions to S S Supermarket |
| 0.1 mi | Manor Park Mini Market | 631 Romford Road, London, E12 5AD | Walking directions to Manor Park Mini Market |
| 0.1 mi | International Food Centre | 562-564 Romford Road, London, E12 5AF | Walking directions to International Food Centre |
| 0.2 mi | Tesco Express | 542A Romford Road, London, E7 8AF | Walking directions to Tesco Express |
Annual council tax rates for Newham district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for E12 5BS, including ward councillors and the local member of parliament.
Imam Haque
Manor Park - Elected 7 May 2026
Salema Khatun
Manor Park - Elected 7 May 2026
Salim Patel
Manor Park - Elected 7 May 2026
Stephen Timms
East Ham - Elected 4 Jul 2024
The area around E12 5BS records about 88 crimes per 1,000 residents per year, which is a high crime rate for England: it scores 7 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are violence and sexual offences, anti-social behaviour and other theft.
The median sale price around E12 5BS in Manor Park South is £447,500 (about £489 per square foot) based on 49 registered sales according to HM Land Registry data.
There are 20 schools close to E12 5BS, including Salisbury Primary School (Good), Avenue Primary School (Good) and Sir John Heron Primary School (Good). Ratings are from the latest Ofsted inspections.
The closest station to E12 5BS is Manor Park in TfL zone 3,4, about 134 m away, serving the Elizabeth line.
E12 5BS scores 10 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 3,323 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for East Ham covering E12 5BS is Stephen Timms (Labour Party), elected at the 2024 general election. The area is represented by 3 local councillors: Imam Haque (Labour Party), Salema Khatun (Labour Party) and Salim Patel (Labour Party).