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E12 is a postcode district in the E (East London) postcode area, covering 4.6 km². Prices, sales and comparisons below are for homes sold in the twelve months to July 2026, from HM Land Registry sales matched to their energy certificate.
In the twelve months to July 2026, homes sold in E12 (Manor Park) went for a median £5,000 per square metre, -3.8% on the previous twelve months and +6.6% on five years earlier. The median price paid was £452,000, across 165 sales (198 in the twelve months before).
That is 26.2% below the median for the E postcode area (£6,777) and 21.4% below London as a whole (£6,364), ranking E12 195th of 219 London postcode districts by price per square metre and 18th of 20 in E. Closest in price across London: SE2 Abbey Wood (£5,055) and E13 Plaistow (£5,000).
23% of the homes sold were flats or maisonettes and the median home sold had 94 m² of floor space. Flats sold for a median £243,500 and houses for £485,000.
Of the 4 districts bordering E12, 2 are dearer per square metre. The dearest is E11 Leytonstone and Wanstead at £7,107 and the cheapest IG1 Ilford at £4,830.
| Median £/m² | 12-month change | |
|---|---|---|
| E12 Manor Park | £5,000 | -3.8% |
| East London (E) | £6,777 | -3.0% |
| London | £6,364 | -2.9% |
Each point is the median price per square metre of the homes sold in the twelve months to that month. Months with fewer than 30 sales in E12 are left blank.
| Period | 12 months to | Median £/m² | Change to latest |
|---|---|---|---|
| Latest | Jul 2026 | £5,000 | |
| One year earlier | Jul 2025 | £5,197 | -3.8% |
| Five years earlier | Jul 2021 | £4,692 | +6.6% |
| First in the series | Mar 1995 | £636 | +686.2% |
Land Registry sales in E12 matched to the home's energy certificate, the sales every figure on this page is computed from.
E12's Location Premium is -28.7%: in CityDataLab's factor model fitted to July 2026, an otherwise identical home (same size, type, age and energy rating) is priced 28.7% less per square metre in E12 than in a district at the average London district price level.
The model measures a district's location by its median price per m² over the previous twelve months, in standard deviations across London's postcode districts. E12 sits 0.97 standard deviations below the average district. The Location Premium is the part of a home's price per m² the model puts down to that location; the rest depends on the home itself and on the market as a whole. How each factor's Premium has moved · Price a home with the property calculator.
Districts that share a border with E12, dearest first.
| District | Median £/m², 12 months | 12-month change | Median price paid | Sales, 12 months | Vs E12 |
|---|---|---|---|---|---|
| E11 Leytonstone and Wanstead | £7,107 | -0.0% | £567,500 | 477 | +42.1% |
| E7 Forest Gate | £5,762 | -0.9% | £535,000 | 236 | +15.2% |
| E6 East Ham | £5,000 | +0.0% | £425,000 | 323 | +0.0% |
| IG1 Ilford | £4,830 | +0.5% | £435,000 | 299 | -3.4% |
Prices are HM Land Registry price paid data for homes sold in E12, each matched by address to its MHCLG energy performance certificate for the floor area. Price per m² is the price paid divided by that floor area; medians are taken over the twelve months to the month shown, and districts, their postcode area and London are always compared over the same twelve months. Sales without a matched certificate, and non-residential and "other" sales, are not counted. Neighbouring districts are those sharing a border on the postcode district maps by Wikipedia contributors (CC BY-SA 3.0). See how CityDataLab's factor model works.