Little Ilford · Newham · East Ham constituency · 51.55417, 0.06503

E12 5NE— Little Ilford, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
76
Schools
60
Transport
50
Environment
65
Investment
44

The bottom line

E12 5NE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 5NE

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 5NE

🛡️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 5NE 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 · 6 min walk

KS2: 107.7

—

Secondary

The Ursuline Academy Ilford

Not yet inspected · 12 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 · 2 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)

3

Incidents (5yr)

Nearest station: Ilford Fire Station · 1.9km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,372/m²
Price per ft²£406/ft²
Avg floor area92.3 m²

EPC breakdown

C
18%
D
5%

Based on 23 properties · Confidence: medium

Street mix

Terraced 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£230,750
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
RoofPitched, 75 mm loft insulation
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

1997–2025 · CAGR

+7%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-6.97

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£124k+106.7%1.7
Post-dot-com plateau2002–2004£162k£168k+3.4%1
Pre-crash peak2005–2007£215k£210k-2.3%1.5
GFC & correction2009–2011£175k£195k+11.4%1
Help-to-Buy recovery2013–2016£185k£362k+95.9%1
Brexit uncertainty2017–2019£330k£375k+13.6%1
Current market2025–2025£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-5.5% alpha

Terraced-5.5% α
Local
11.6%
District
17.1%

CAGR over 5yr 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 Velocity0
Trend Position75

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
7.2 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
16 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

141

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

21

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)746
Nearest car park366m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Sainsburys· no
366m
🅿️
Clements Road640 spaces· yes
600m
🅿️
Wazir
737m
🅿️
Mildmay Road66 spaces· yes
766m

Connectivity

Broadband and mobile coverage

74%

Full fibre

74%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed377 Mbps
Median download398 Mbps
Superfast coverage74%
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

7 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

68

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Papermakers Arms (328 m)

Nearest supermarketStar Fruit & Veg · 623 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)

276m

Post office

Nearby shops

Tariq Halal Meats465 m
Paul's Bakery498 m
Eagle Supermarket499 m
Kapadokya Food Centre520 m

Nearby cafes

Chae Corner461 m
Gourmet506 m
Lahori Kulfi & Falooda529 m
Pasha Cafe530 m

Nearby restaurants

King Rooster464 m
Lahori Darbar473 m
Taj482 m
Burger Base491 m

Nearby pubs

The Papermakers Arms328 m
Champ's537 m
O'Neill's Ilford659 m
Jono's695 m

Nearby gyms

The Gym141 m
Nuffield Health Fitness & Wellbeing680 m

Nearby pharmacies

Medipharmacy334 m
P & S Chemists507 m
Boots676 m
Rohpharm Pharmacy888 m

Nearby health

Loxford Children's Centre585 m
Dental Solutions593 m
Sangam Surgery647 m
Redbrige Eye Screening Centre987 m
Food hygiene (5-star)43% of 84

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

D4 PROPERTY GROUP LTD.
METRO EAST HAM ESTATE AGENT LTD
MUSLAMICA LTD

Investment

Investment grade, yield and market outlook

44

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 score15/100
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

32.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,290m
Crossrail 2 route9,415m

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)
11
Planning apps (3 years)
14
Local approval rate
55%
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)
255
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
Peachey House, 39, Peachey House, 39, Ilford Hill, Ilford, IG1 2DQ223 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

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 5NE

Full postcodeE12 5NE
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.554171
Longitude0.065026
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