Little Ilford · Newham · East Ham constituency · 51.55236, 0.06409

E12 5BN— Little Ilford, Newham

Location and area intelligence for E12 5BN, Little Ilford, Newham

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
55
Safety
76
Schools
90
Transport
48
Environment
65
Investment
43

The bottom line

E12 5BN offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E12 5BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.8% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for E12 5BN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E12 5BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dersingham Primary School

Not yet inspected · Inspected Nov 2024 · 3 min walk

KS2: 107.7

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 9 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 4 min walk

8 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.0 incidents per 1,000 residents

Better than 57% of London
↑ Rising 267.6%

-37% vs borough

Crime by type

Violence & sexual offences32%
Other24%
Anti-social behaviour16%
Drug offences10%
Vehicle crime10%
Burglary4%
Theft2%
Robbery2%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.1km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E12 district median

£437,500

Based on 39 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,790/m²
Price per ft²£445/ft²
Avg floor area58.6 m²

EPC breakdown

B
8%
C
10%

Based on 18 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2025 · CAGR

+3%

Total change

+51%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.2%

per year

Acceleration

-9.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£171k£133k-22.5%4
Help-to-Buy recovery2013–2014£140k£163k+16.4%1
Brexit uncertainty2017–2019£199k£290k+45.9%1.5
Pandemic surge2021–2021£260k£260k+0%2
Rate-rise correction2022–2023£233k£295k+26.6%1
Current market2024–2025£290k£258k-11.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
3%
District
4.4%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Ilford StationElizabeth line line
9.7 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
11 min walk
IlfordNational Rail
11 min walk
Manor Park Rail StationElizabeth line
15 min walk
Woodgrange Park Rail StationSuffragette
18 min walk
East Ham Underground StationDistrict · Hammersmith & City
22 min walk
No bus stops within 400m

22

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City44 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)719
Nearest car park408m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Sainsburys· no
559m
🅿️
Clements Road640 spaces· yes
774m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.2 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE MANOR PARK PRACTICE

778 ROMFORD ROAD, E12 5JG

6 min walk

71%

Recommend GP

71%

Overall GP experience

11

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Papermakers Arms (531 m)

Nearest supermarketStar Fruit & Veg · 824 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

110m

Post office

Nearby shops

Hikma Fruits & Vegetables447 m
Londis480 m
Kapadokya Food Centre503 m
General Food Store548 m

Nearby cafes

Gourmet614 m
Chae Corner619 m
Lahori Kulfi & Falooda620 m
Pasha Cafe731 m

Nearby restaurants

Flavours Indi Spices451 m
RK Grill's455 m
Hing Wok459 m
Taj611 m

Nearby pubs

The Papermakers Arms531 m
Champ's732 m
O'Neill's Ilford861 m
Jono's904 m

Nearby gyms

The Gym350 m
Nuffield Health Fitness & Wellbeing852 m

Nearby pharmacies

Medipharmacy402 m
P & S Chemists639 m
Boots874 m
Rohpharm Pharmacy1.1 km

Nearby health

Sangam Surgery619 m
Loxford Children's Centre639 m
Dental Solutions663 m
Church Road Dental Practice853 m
Food hygiene (5-star)34% of 38

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

AZRA KITCHEN LTD
DELON WEST PROPERTIES LTD
L.E.I. POPESCU LTD
LUXE PLATE STUDIO LTD
MODERN ARNIS LONDON MARTIAL ARTS AND SELF-DEFENCE CIC

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,082m
Crossrail 2 route9,439m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,327 nationally

2,387

Est. population

26,416/km²

52%

Employed

34%

Degree educated

£38,300

Median income

10.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

35%
23%
22%
14%
Under 1835%
18–3423%
35–4922%
50–6414%
65+5%

Tenure

14%
23%
51%
Own outright7%
Own (mortgage)14%
Private rent23%
Social rent51%
Shared ownership4%
Rent free1%

Ethnicity

46%
28%
White British8%
White Other8%
Asian46%
Black28%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household49%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent51%
Private rent23%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
14
Local approval rate
60%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
259
Largest scheme
243 homes · Development At Car Park North Of Roding Court, Mill Road, IG1 2FH
Pipeline pressure
NONE

Named schemes (500m)

Sites A, B and WHP1 at, Sites A, B and WHP1 at, Grantham Road, Ronnie Lane, Walton Road, Manor Park, E1298 homes
completed
BEECH WHARF, BEECH WHARF, RIVERDENE ROAD, IG140 homes
completed
80-82, 80-82, GRANTHAM ROAD, E1240 homes
completed
HAZLEWOOD OLD PEOPLE'S HOME, 1, HAZLEWOOD OLD PEOPLE'S HOME, 1, MARINER ROAD, E1238 homes
completed
GRANTHAM WORKS, GRANTHAM WORKS, GRANTHAM ROAD, E12 5NA34 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.5%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Abul Bashar SyedLabour
Nur Nahar BegumLabour
Elizabeth Hannah BookerLabour

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Key facts for E12 5BN

Full postcodeE12 5BN
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.552362
Longitude0.064093
Parliamentary constituencyEast Ham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey