Little Ilford · Newham · East Ham constituency · 51.55480, 0.05708

E12 5JU— Little Ilford, Newham

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 39/100Yield 4.39%

Best for: Families, Investors

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Strong schools, limited transport — ideal for car-owning families

Liveability
50
Safety
67
Schools
95
Transport
39
Environment
67
Investment
68

The bottom line

E12 5JU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

Less suited to Car-free commuters.

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Location

E12 5JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for E12 5JU

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

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“High-connectivity investment target”

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How E12 5JU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Sheringham Primary School

Outstanding · Inspected Jan 2024 · 3 min walk

KS2: 105.6

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 10 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 · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 494.7%

+25% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Anti-social behaviour15%
Vehicle crime7%
Robbery7%
Drug offences4%
Theft4%
Burglary4%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.5km

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area69.8 m²

EPC breakdown

B
2%
C
12%
D
45%
E
3%
F
1%

Based on 63 properties · Confidence: high

Street mix

Terraced 92%Flat 8%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.8%

Total change

+524%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

+0.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 80 sales

Property Type Mix

Total: 80 sales

Terraced92.5%
Flat/maisonette7.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£77k+29.4%3.4
Post-dot-com plateau2001–2004£88k£168k+90.3%6
Pre-crash peak2005–2007£150k£187k+25%4.3
GFC & correction2008–2012£214k£100k-53.5%1.8
Help-to-Buy recovery2013–2016£188k£330k+76%2.2
Brexit uncertainty2018–2019£380k£335k-11.8%1
Pandemic surge2020–2021£280k£380k+35.7%1
Rate-rise correction2022–2023£375k£371k-0.9%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Flat/maisonette

-1.8% alpha

Terraced-0.5% α
Local
7.9%
District
8.4%
Flat/maisonette-1.8% α
Local
-4.5%
District
-2.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Manor Park Rail StationElizabeth line line
9.5 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

Manor Park Rail StationElizabeth line
10 min walk
Manor ParkNational Rail
10 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
12 min walk
Woodgrange Park Rail StationSuffragette
13 min walk
East Ham Underground StationDistrict · Hammersmith & City
23 min walk
No bus stops within 400m

25

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria58 min ↑
Waterloo53 min ↑
Canary Wharf ★41 min
City47 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)97
Nearest car park319m
Santander docks (800m)0
Nearest cycle dock4.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.4 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

1 min walk

71%

Recommend GP

71%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: William the Conqueror (753 m)

Nearest supermarketCranbrook Supermarket · 1.1 km

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)

472m

Post office

Nearby shops

Kapadokya Food Centre64 m
Tesco Express240 m
Londis704 m
Hikma Fruits & Vegetables705 m

Nearby cafes

Italian Café708 m
Urban Baristas773 m
Quaker Street Bubble Tea854 m

Nearby restaurants

A1 Kebabish Grill540 m
B2B Lounge603 m
Hing Wok705 m
Flavours Indi Spices705 m

Nearby pubs

William the Conqueror753 m
Blakesley Arms791 m

Nearby gyms

The Gym572 m

Nearby pharmacies

Medipharmacy241 m
Muhammad's Pharmacy361 m
Community Pharmacy797 m
Manor Park Pharmacy842 m

Nearby health

Sangam Surgery114 m
The Dental Practice780 m
Church Road Dental Practice792 m
Newham Transitional Practice807 m
Food hygiene (5-star)34% of 71

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

CSWA LTD
E2W CONSTRUCTION LTD
HMV BUILD LTD
OCCUPIAR LTD
SKN INTERNATIONALS LIMITED

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

18.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,085m
Crossrail 2 route8,884m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,174 nationally

1,994

Est. population

4,303/km²

54%

Employed

31%

Degree educated

£37,600

Median income

11.1%

Claimant rate

Inner cityMedium densityRenters

24

Community stability

Age profile

35%
22%
27%
Under 1835%
18–3422%
35–4927%
50–6411%
65+5%

Tenure

14%
57%
19%
Own outright10%
Own (mortgage)14%
Private rent57%
Social rent19%
Shared ownership1%
Rent free1%

Ethnicity

15%
55%
14%
White British8%
White Other15%
Asian56%
Black14%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine23%
No car household50%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent57%
Social rent19%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
8
Planning apps (3 years)
8
Local approval rate
63%
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)
10
Largest scheme
40 homes · BEECH WHARF, BEECH WHARF, RIVERDENE ROAD, IG1
Pipeline pressure
NONE

Named schemes (500m)

BEECH WHARF, BEECH WHARF, RIVERDENE ROAD, IG140 homes
completed
THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA22 homes
completed
Yard/ Car Park south of and including 842, Yard/ Car Park south of and including 842, Romford Road, Manor Park, E12 6EA13 homes
completed
Land adjacent to 32, Land adjacent to 32, Fifth Avenue, East Ham, E12 6DA10 homes
completed
Land at 31, Land at 31, Fifth Avenue, Manor Park, E12 6DA8 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 5JU

Full postcodeE12 5JU
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.554796
Longitude0.057077
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