Local market reports › E area › E12

E12 local market report London

Every figure on this page comes from the public record: 11,417 sales registered with HM Land Registry in E12 (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.

Sales data to May 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.

E12 is the postcode district covering Manor Park, Little Ilford in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.

What a home in E12 sells for

The 2026 median in E12 is £435,000, from 47 registered sales; the mean, £439,800, sits almost on top of it, so sales bunch tightly around the typical price.

For scale: the England and Wales median is £274,000, so E12 trades 59% above the country as a whole.

In cash terms the typical E12 home went from £51,000 in 1995 to £435,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 302%: homes here genuinely became dearer, not just more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 16% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.

The strongest year on record here is 2003 (+28.6% on the year before); the weakest, 2009 (−14.3%). 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)	−7.4%	−7.4%
5 years (since 2021)	+0.8%	−3.4%
10 years (since 2016)	+3.2%	0.0%
20 years (since 2006)	+3.6%	+0.9%

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.

Transaction volumes

E12 recorded 159 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 578 sales a year before the financial crisis and 175 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.

What homes rent for around E12

E12 falls under Newham, where the ONS puts the average private rent at £1,923 a month (May 2026 figures). A one-bed averages £1,626 a month here and a four-or-more-bed £2,664, so size does most of the work in setting the rent.

Set against the £435,000 median sold price, £1,923 a month is £23,076 a year, a gross yield of 5.3%: 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.

Will E12 prices rise from here?

Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 4% over five years in cash but down 16% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.

Ladders and snakes: five-year risers and fallers

E12 ranks 10 of 20 in the E area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.

Inside E12, street group by street group

Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.

Sector	Median (latest)	Sales that year
E12 5	£447,500	15
E12 6	£435,000	32

How E12 compares nearby

Same city, different markets. The neighbouring districts of the E area, dearest first:

District	Median	5-year
E22	£820,500	–
E20	£635,000	+34%
E5	£575,000	+6%
E8	£570,000	+1%
E17	£550,000	+13%
E7	£540,000	+20%
E4	£530,000	+13%
E9	£525,000	+0%
E11	£520,000	+5%
E10	£513,000	+11%
E1W	£495,000	-31%
E3	£480,000	+6%
E18	£468,000	-11%
E2	£450,000	-15%
E1	£440,000	-12%
E15	£438,000	-2%
E12 (this report)	£435,000	+4%
E14	£420,000	-32%
E6	£410,000	+8%
E13	£400,000	+3%
E16	£373,000	-13%

Dig further

See every individual E12 sale on the live map, mapped to the exact address, or the quick-reference E12 price page. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.

How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.