Local market reports › E area › E12
Manor Park market report E12, London
The E12 (Manor Park) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 10,667 registered sales in E12 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: 52 registered 2026 sales put the E12 (London) median at £477,500, up 9% on five years earlier, with a mean of £496,700, and by floor area homes here have averaged about £5,410 per square metre over the last five years. Everything rests on 10,667 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district E12 covering Manor Park, Little Ilford sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where E12 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.
E12 sold prices: where the market stands
The 2026 median for E12 is £477,500, taken from 52 registered sales. The mean, which is what most sites call the "average house price", is £496,700, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in E12
Measured by floor area, the last five years of E12 sales average about £5,410 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving E12 68% above the national figure.
A typical E12 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £477,500 | £477,500 | 52 |
| 2025 | £480,000 | £491,478 | 165 |
| 2024 | £465,000 | £494,391 | 131 |
| 2023 | £455,000 | £499,934 | 123 |
| 2022 | £433,000 | £507,742 | 176 |
| 2021 | £440,000 | £557,097 | 197 |
| 2020 | £405,000 | £525,496 | 117 |
| 2019 | £400,000 | £524,304 | 122 |
| 2018 | £400,000 | £533,208 | 166 |
| 2017 | £352,000 | £480,093 | 187 |
| 2016 | £326,500 | £456,777 | 242 |
| 2015 | £280,000 | £395,640 | 272 |
| 2014 | £250,000 | £354,669 | 305 |
| 2013 | £230,000 | £330,947 | 231 |
| 2012 | £215,000 | £316,453 | 173 |
| 2011 | £212,000 | £320,038 | 174 |
| 2010 | £218,000 | £341,880 | 210 |
| 2009 | £194,500 | £312,660 | 130 |
| 2008 | £227,000 | £372,101 | 263 |
| 2007 | £228,500 | £387,600 | 553 |
| 2006 | £215,000 | £373,213 | 564 |
| 2005 | £200,000 | £355,919 | 463 |
| 2004 | £197,200 | £358,154 | 472 |
| 2003 | £180,000 | £331,604 | 593 |
| 2002 | £140,000 | £263,409 | 764 |
| 2001 | £110,000 | £211,469 | 670 |
| 2000 | £90,500 | £177,606 | 548 |
| 1999 | £74,000 | £147,478 | 603 |
| 1998 | £65,000 | £131,207 | 583 |
| 1997 | £59,300 | £121,612 | 508 |
| 1996 | £51,000 | £107,557 | 486 |
| 1995 | £51,000 | £110,866 | 424 |
In cash terms the typical E12 home went from £51,000 in 1995 to £477,500 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 331%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 14% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the E12 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, 2009 (−14.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 69% of the typed total. In 2007, the last year both were recorded here, a detached home traded at £484,500 against £165,000 for a flat, 2.9 times the price.
Median by property type, E12
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £484,500 (2007) | – | 21 |
| Semi-detached | £750,000 | 6 | 400 |
| Terraced | £505,000 | 34 | 7,291 |
| Flats | £277,500 | 12 | 2,897 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −0.5% | −2.8% |
| 5 years (since 2021) | +1.6% | −3.0% |
| 6 years (since 2020) | +2.8% | −1.6% |
| 10 years (since 2016) | +3.9% | +0.4% |
| 20 years (since 2006) | +4.1% | +1.2% |
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
The year-by-year sales count
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.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
E12 recorded 111 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 129 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How E12 trades
This is a thin market: 111 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
What homes rent for around E12
For renting purposes E12 sits in Newham. The ONS average private rent there is £1,923 a month (May 2026). The spread runs from £1,626 a month for a typical one-bed to £2,664 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
£1,923 a month is £23,076 a year, which against the £477,500 median sold price makes a gross yield of 4.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: E12 (Manor Park)
Is E12 (Manor Park) a good place to buy a house?
How much did a house sell for in E12 (Manor Park)?
Are property prices falling in E12 (Manor Park)?
Are E12 prices heading up or down?
The record answers a different question than "what happens next": the median is up 9% over five years in cash but down 14% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
E12's current homes for sale
Everything above is what homes in E12 sold for. The live side of the market holds 30 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 13% above the E12 median sold price.
Set against 111 registered sales in the last twelve months, the 30 homes on the market here are roughly 3 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
Of everything listed here, 3% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every E12 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The E12 sales calendar
Across the 792 sales completed in E12 from 2021 to 2025, October was the busiest month for completions (11.2% of the total) and April the quietest (5.7%). That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 63 | 8.0% |
| February | 61 | 7.7% |
| March | 88 | 11.1% |
| April | 45 | 5.7% |
| May | 54 | 6.8% |
| June | 82 | 10.4% |
| July | 55 | 6.9% |
| August | 62 | 7.8% |
| September | 69 | 8.7% |
| October | 89 | 11.2% |
| November | 71 | 9.0% |
| December | 53 | 6.7% |
Bedroom by bedroom: E prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the E area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £620,000 | £890,000 (+44%) | £1,169,324 (+31%) |
| Semi-detached | £435,000 | £525,000 (+21%) | £624,500 (+19%) | £822,500 (+32%) | £1,080,000 (+31%) |
| Terraced | £440,000 | £520,000 (+18%) | £595,000 (+14%) | £725,000 (+22%) | £775,000 (+7%) |
| Flat | £360,000 | £450,000 (+25%) | £555,000 (+23%) | £680,000 (+23%) | £900,000 (+32%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
E12 ranks 5 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.
E area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside E12, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How E12 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E5 | £603,500 | +5% |
| E8 | £575,000 | -2% |
| E17 | £570,000 | +14% |
| E11 | £555,000 | +8% |
| E4 | £550,000 | +15% |
| E20 | £550,000 | -23% |
| E9 | £528,000 | -4% |
| E10 | £526,600 | +11% |
| E7 | £522,500 | +9% |
| E2 | £500,000 | -6% |
| E1W | £497,500 | -34% |
| E12 (this report) | £477,500 | +9% |
| E18 | £475,000 | -12% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E15 | £440,000 | -2% |
| E3 | £437,500 | -6% |
| E6 | £420,000 | +8% |
| E13 | £415,000 | +4% |
| E16 | £371,800 | -20% |
Before you sell in E12: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E12, use the average prices map for a rough value: zoom from E12's shading down to the sold homes on your own street. The figures above are every recorded E12 sale; agents price with this same Land Registry record, and now you have it too.
Dig further
Behind the answers sits the same Land Registry record as this page, with E12 already set as the subject. Free, one click sign in.
Two maps carry on from here: every E12 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.