Little Ilford · Newham · East Ham constituency · 51.55429, 0.06169

E12 5LU— Little Ilford, Newham

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

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 53/100Yield 4.39%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
53
Safety
63
Schools
95
Transport
53
Environment
64
Investment
61

The bottom line

E12 5LU offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Toggle the things that matter to you — see how E12 5LU scores on each.

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Do you work from home?
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Location

E12 5LU

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 5LU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart

“High-connectivity investment target”

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How E12 5LU 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 · 2 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 1 min walk

6 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

6

Incidents (1yr)

13

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.2km

Crime is +107% above London average

Property

Prices, sales volume and market trends

Avg floor area45.5 m²

EPC breakdown

B
25%
C
55%

Based on 80 properties · Confidence: high

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£113,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Ilford StationElizabeth line line
8.6 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
14 min walk
Woodgrange Park Rail StationSuffragette
17 min walk
East Ham Underground StationDistrict · Hammersmith & City
23 min walk
No bus stops within 400m

23

Walkability score

157

Footpaths (500m)

0

Santander docks (800m)

4.7 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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)49
Nearest car park348m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Sainsburys· no
554m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.2 km away✗ Not Green Belt✗ Not AONB16% 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

4 min walk

71%

Recommend GP

71%

Overall GP experience

10

GPs within 1km

0

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Papermakers Arms (499 m)

Nearest supermarketStar Fruit & Veg · 780 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)

235m

Post office

Nearby shops

Kapadokya Food Centre288 m
Tesco Express505 m
Hikma Fruits & Vegetables603 m
Londis622 m

Nearby cafes

Chae Corner678 m
Pasha Cafe692 m
Bubbles Cafe696 m
Gourmet737 m

Nearby restaurants

Flavours Indi Spices605 m
RK Grill's607 m
Hing Wok609 m
King Rooster680 m

Nearby pubs

The Papermakers Arms499 m
Champ's712 m
O'Neill's Ilford813 m
Jono's823 m

Nearby gyms

The Gym278 m

Nearby pharmacies

Medipharmacy130 m
Muhammad's Pharmacy623 m
P & S Chemists734 m
Boots839 m

Nearby health

Sangam Surgery415 m
Church Road Dental Practice884 m
Newham Transitional Practice902 m
Carpenters Practice (Church Road)903 m
Food hygiene (5-star)35% of 49

Business

Local businesses registered here

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

High street

A

High street health

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

23.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,190m
Crossrail 2 route9,198m

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)
12
Local approval rate
67%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
249
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
Site at, Site at, Jack Cornwell Street, South end of Warrior Square, Manor Park, E1216 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 5LU

Full postcodeE12 5LU
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.554293
Longitude0.061685
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