Local market reports › E area › E12 › E12 5
Manor Park market report E12 5, London
The standing E12 5 (Manor Park) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,727 sales registered with HM Land Registry in E12 5 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in E12 5 (London) sold for £525,000 in 2026, the median of 17 registered sales, up 15% on five years earlier. The mean was £600,100, and by floor area homes here have averaged about £5,990 per square metre over the last five years. The figures cover 4,727 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like E12 5 is a single group of streets within E12 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where E12 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in E12 5 sells for
The E12 5 median stands at £525,000 for 2026, built from 17 registered sales; the mean, the figure usually quoted as the "average house price", is £600,100, somewhat above it, as happens wherever a market carries an expensive tail.
E12 5 prices by floor area
A square metre of E12 5 home has cost about £5,990 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, E12 5 sits 84% above the national market.
A typical E12 5 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £525,000 | £525,000 | 17 |
| 2025 | £480,000 | £491,478 | 77 |
| 2024 | £485,000 | £515,655 | 75 |
| 2023 | £494,800 | £543,664 | 62 |
| 2022 | £455,000 | £533,539 | 90 |
| 2021 | £456,000 | £577,355 | 94 |
| 2020 | £471,300 | £611,521 | 64 |
| 2019 | £412,500 | £540,689 | 54 |
| 2018 | £412,500 | £549,870 | 78 |
| 2017 | £388,500 | £529,875 | 98 |
| 2016 | £316,000 | £442,087 | 129 |
| 2015 | £280,000 | £395,640 | 137 |
| 2014 | £250,000 | £354,669 | 152 |
| 2013 | £230,000 | £330,947 | 127 |
| 2012 | £213,800 | £314,687 | 104 |
| 2011 | £197,000 | £297,394 | 95 |
| 2010 | £205,000 | £321,493 | 93 |
| 2009 | £216,500 | £348,026 | 52 |
| 2008 | £221,000 | £362,266 | 126 |
| 2007 | £221,500 | £375,726 | 218 |
| 2006 | £200,500 | £348,042 | 250 |
| 2005 | £200,000 | £355,919 | 194 |
| 2004 | £195,000 | £354,158 | 209 |
| 2003 | £180,000 | £331,604 | 242 |
| 2002 | £140,000 | £263,409 | 295 |
| 2001 | £110,000 | £211,469 | 261 |
| 2000 | £90,000 | £176,625 | 240 |
| 1999 | £75,000 | £149,471 | 283 |
| 1998 | £67,800 | £136,859 | 242 |
| 1997 | £60,000 | £123,048 | 211 |
| 1996 | £54,000 | £113,884 | 195 |
| 1995 | £50,000 | £108,692 | 163 |
In cash terms the typical E12 5 home went from £50,000 in 1995 to £525,000 in 2026, roughly 11 times the price. Even after inflation that is a real rise of about 383%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E12 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+28.6% on the year before); the weakest, 2010 (−5.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +9.4% | +6.8% |
| 5 years (since 2021) | +2.9% | −1.9% |
| 10 years (since 2016) | +5.2% | +1.7% |
| 20 years (since 2006) | +4.9% | +2.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
E12 5 recorded 17 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 239 sales a year before the financial crisis and 64 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of E12 5
The local authority for E12 5 is Newham, and its ONS average private rent currently stands at £1,923 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,626 a month here against £2,664 for four or more bedrooms.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
Set against the £525,000 median sold price, £1,923 a month is £23,076 a year, a gross yield of 4.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The shape of the E12 5 market
Only 17 sales completed here in the last twelve months of data, which makes E12 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within E12, this sector trades 9% above the district median: one of the dearer corners of its district.
E12 5 (Manor Park): the questions that come up
How much did a house sell for in E12 5 (Manor Park)?
Are property prices falling in E12 5 (Manor Park)?
Is E12 5 (Manor Park) a good place to buy a house?
Are E12 5 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 15% over five years in cash but down 9% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
E12's current homes for sale
Turning to what is actually available: 69 homes on the market right now, from 9 agents publishing to HomesIndex.
These cover the whole E12 district, not just E12 5: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Meanley Road, Manor Park, London, E12
- Brancaster Road, Manor Park, London, E12
- Durham Road, Manor Park
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every E12 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: E prices by size
Real sold prices by size across the E area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £545,000 | £820,000 (+50%) | £1,197,500 (+46%) | — |
| Semi-detached | £435,000 | £530,000 (+22%) | £650,000 (+23%) | £900,000 (+38%) | £1,205,000 (+34%) |
| Terraced | £435,000 | £525,000 (+21%) | £643,000 (+22%) | £842,000 (+31%) | £1,150,000 (+37%) |
| Flat | £372,500 | £490,000 (+32%) | £695,000 (+42%) | £1,095,000 (+58%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
E area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E12
Sector boundaries hide real price steps. The rest of E12, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E12 6 | £470,000 | 32 |
Zoom out to the full E12 district report for the type split, monthly volumes and how E12 compares with its neighbours.
Before you sell in E12 5: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E12 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E12 5.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to E12 5. Free after a one click sign in.
Two maps carry on from here: every E12 5 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.