Little Ilford · Newham · East Ham constituency · 51.55586, 0.05946

E12 5LG— Little Ilford, Newham

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

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 40/100Yield 4.39%

Best for: Most buyers

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

Liveability
51
Safety
63
Schools
95
Transport
40
Environment
66
Investment
61

The bottom line

E12 5LG offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E12 5LG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+107.0% vs London avg

Deep-dive guides for E12 5LG

🛡️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 5LG 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 · 12 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

134.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 278.1%

+49% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Vehicle crime12%
Anti-social behaviour12%
Theft8%
Drug offences7%
Burglary7%
Robbery3%

Stop & search

6.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.2km

Crime is +107% above London average

Property

Prices, sales volume and market trends

Avg floor area62.8 m²

EPC breakdown

B
24%
C
22%
D
5%

Based on 51 properties · Confidence: high

Street mix

Flat 71%Other 29%

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£157,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsAverage thermal transmittance 0.20 W/m²K
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

2001–2015 · CAGR

+0%

Total change

+0%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.0%

per year

Acceleration

-64.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£85k£125k+47.1%1
Help-to-Buy recovery2015–2015£85k£85k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

24

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

4.6 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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park435m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Sainsburys· no
659m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download443 Mbps
Superfast coverage96%
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
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.5 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

3 min walk

71%

Recommend GP

71%

Overall GP experience

8

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Papermakers Arms (594 m)

Nearest supermarketCranbrook Supermarket · 937 m

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)

455m

Post office

Nearby shops

Kapadokya Food Centre219 m
Tesco Express443 m
European Market763 m
Hikma Fruits & Vegetables780 m

Nearby cafes

Pasha Cafe755 m
Bubbles Cafe757 m
CoffeeLink770 m
Kitchenette793 m

Nearby restaurants

A1 Kebabish Grill743 m
Mei Sun759 m
Dixy Chicken771 m
Chicken Hut778 m

Nearby pubs

The Papermakers Arms594 m

Nearby gyms

The Gym405 m

Nearby pharmacies

Medipharmacy103 m
Muhammad's Pharmacy564 m
Rohpharm Pharmacy898 m
Community Pharmacy965 m

Nearby health

Sangam Surgery317 m
Church Road Dental Practice959 m
Redbrige Eye Screening Centre962 m
Newham Transitional Practice975 m
Food hygiene (5-star)35% of 46

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

CDFIRSTCLASS LTD
JODAH ELECTRICAL LTD
THE LAST REVIVAL MINISTRIES LTD
UNTICO LTD

Investment

Investment grade, yield and market outlook

61

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

18.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,269m
Crossrail 2 route8,986m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,824 nationally

1,801

Est. population

16,488/km²

52%

Employed

30%

Degree educated

£35,400

Median income

13.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

33%
22%
22%
15%
Under 1833%
18–3422%
35–4922%
50–6415%
65+7%

Tenure

33%
44%
Own outright9%
Own (mortgage)13%
Private rent33%
Social rent44%
Shared ownership1%
Rent free0%

Ethnicity

52%
23%
White British10%
White Other8%
Asian52%
Black23%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine26%
No car household60%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent44%
Private rent33%

vs. London

Income vs London-15.7%

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)
9
Planning apps (3 years)
13
Local approval rate
56%
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)
251
Largest scheme
243 homes · Development At Car Park North Of Roding Court, Mill Road, IG1 2FH
Pipeline pressure
NONE

Named schemes (500m)

BEECH WHARF, BEECH WHARF, RIVERDENE ROAD, IG140 homes
completed
HAZLEWOOD OLD PEOPLE'S HOME, 1, HAZLEWOOD OLD PEOPLE'S HOME, 1, MARINER ROAD, E1238 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
Site Of Old Garages, Site Of Old Garages, Aldersbrook Lane, Manor Park, E12 5LG7 homes
completed
931, 931, Romford Road, Manor Park, E12 5JT4 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 5LG

Full postcodeE12 5LG
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.555860
Longitude0.059462
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