Little Ilford · Newham · East Ham constituency · 51.55366, 0.06528

E12 5LY— Little Ilford, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 50/100Yield 4.39%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
76
Schools
60
Transport
50
Environment
65
Investment
55

The bottom line

E12 5LY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E12 5LY

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 5LY

🛡️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 5LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dersingham Primary School

Not yet inspected · Inspected Nov 2024 · 5 min walk

KS2: 107.7

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 13 min walk

P8: +0.75A8: 61.4

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 · 4 min walk

6 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)

4

Incidents (5yr)

Nearest station: Ilford Fire Station · 2.0km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

C
52%
D
6%

Based on 58 properties · Confidence: high

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,500
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
WallsCavity wall, filled cavity
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

2014–2024 · CAGR

+-0.7%

Total change

-7%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.0%

per year

Acceleration

-58.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£177k£180k+1.7%2
Brexit uncertainty2017–2017£233k£233k+0%1
Current market2024–2024£165k£165k+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 2

Poor

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

Nearby stations

Ilford Rail StationGreater Anglia · Elizabeth line
8 min walk
IlfordNational Rail
8 min walk
Manor Park Rail StationElizabeth line
17 min walk
Woodgrange Park Rail StationSuffragette
19 min walk
East Ham Underground StationDistrict · Hammersmith & City
24 min walk
No bus stops within 400m

39

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

4.9 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

20

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)746
Nearest car park395m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Sainsburys· no
395m
🅿️
Clements Road640 spaces· yes
618m
🅿️
Mildmay Road66 spaces· yes
776m
🅿️
Wazir
784m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB18% 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: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

YORK ROAD SURGERY

55 YORK ROAD, IG1 3AF

8 min walk

84%

Recommend GP

84%

Overall GP experience

9

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Papermakers Arms (365 m)

Nearest supermarketStar Fruit & Veg · 658 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)

248m

Post office

Nearby shops

Tariq Halal Meats477 m
Eagle Supermarket490 m
Paul's Bakery500 m
Shezan535 m

Nearby cafes

Chae Corner470 m
Gourmet495 m
Lahori Kulfi & Falooda512 m
Pasha Cafe565 m

Nearby restaurants

King Rooster474 m
Lahori Darbar475 m
Taj479 m
Burger Base484 m

Nearby pubs

The Papermakers Arms365 m
Champ's567 m
O'Neill's Ilford695 m
Jono's738 m

Nearby gyms

The Gym196 m
Nuffield Health Fitness & Wellbeing697 m

Nearby pharmacies

Medipharmacy373 m
P & S Chemists505 m
Boots709 m
Rohpharm Pharmacy940 m

Nearby health

Loxford Children's Centre558 m
Dental Solutions570 m
Sangam Surgery668 m
Redbrige Eye Screening Centre1.0 km
Food hygiene (5-star)40% of 83

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

AGRA FOODVENTURES LTD
AHSIEM LTD
GOOD LIVING ESTATES LIMITED
MAMAZING LTD
MUJEEB DRIVING SCHOOL LTD

+2 more

Investment

Investment grade, yield and market outlook

55

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

27.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,249m
Crossrail 2 route9,454m

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)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
13
Local approval rate
58%
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)
254
Largest scheme
294 homes · Pioneer Point, 3, Pioneer Point, 3, Winston Way, Ilford, Essex, IG1 2RA
Pipeline pressure
NONE

Named schemes (500m)

Development At Car Park North Of Roding Court, Mill Road, IG1 2FH243 homes
completed
Development At Becketts House 2 To 14 Ilford Hill And 1 To 3 Caxton Place, 2-14, Roden Street, 1 to 3 Caxton Place, Ilford167 homes
completed
Sites A, B and WHP1 at, Sites A, B and WHP1 at, Grantham Road, Ronnie Lane, Walton Road, Manor Park, E1298 homes
completed
The Mill, Victor Wharf, The Mill, Victor Wharf, Roden Street, Ilford, Essex, IG1 2AD47 homes
completed
80-82, 80-82, GRANTHAM ROAD, E1240 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 5LY

Full postcodeE12 5LY
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.553663
Longitude0.065278
Parliamentary constituencyEast Ham
CountryEngland
RegionGreater London

Trusted official data sources

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