Little Ilford · Newham · East Ham constituency · 51.54998, 0.06021

E12 5PH— Little Ilford, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 27/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
53
Safety
80
Schools
90
Transport
27
Environment
67
Investment
49

The bottom line

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

The catch: 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

E12 5PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for E12 5PH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E12 5PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Winefride's RC Primary School

Good · Inspected Sept 2023 · 2 min walk

KS2: 108.2

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 4 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.0 incidents per 1,000 residents

Better than 78% of London
↑ Rising 261.1%

from a low base — still below London average

-66% vs borough

Crime by type

Other23%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime20%
Theft9%
Drug offences6%
Robbery0%
Burglary0%

Stop & search

0.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.0km

Crime is 52% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,109/m²
Price per ft²£475/ft²
Avg floor area96.7 m²

EPC breakdown

C
8%
D
31%
E
4%
F
1%

Based on 44 properties · Confidence: high

Street mix

Terraced 97%Flat 3%

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£241,750
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, 250 mm loft insulation
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

1996–2026 · CAGR

+4.3%

Total change

+254%

Market Activity

Price Velocity & Acceleration

Current Velocity

-60.0%

per year

Acceleration

-77.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Terraced97.3%
Flat/maisonette2.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£57k£84k+48.2%2.8
Post-dot-com plateau2001–2004£150k£200k+33.3%2.3
Pre-crash peak2005–2007£219k£230k+5%1.7
GFC & correction2008–2012£215k£235k+9.3%1.3
Help-to-Buy recovery2016–2016£365k£365k+0%3
Pandemic surge2020–2021£380k£362k-4.8%1.5
Rate-rise correction2022–2022£425k£425k+0%1
Current market2024–2026£500k£200k-60%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.1%
District
7.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ilford StationElizabeth line line
14 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

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

27

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria60 min ↑
Waterloo59 min ↑
Canary Wharf ★46 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

9

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)157
Nearest car park265m
Santander docks (800m)0
Nearest cycle dock4.5 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 61%
More green space than 75% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

6 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Papermakers Arms (902 m)

Nearest supermarketStar Fruit & Veg · 1.2 km
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)

255m

Post office

Nearby shops

Hikma Fruits & Vegetables127 m
Londis133 m
General Food Store331 m
Nisa Today514 m

Nearby restaurants

Flavours Indi Spices127 m
RK Grill's127 m
Hing Wok128 m
Staff Sandwich Bar363 m

Nearby pubs

The Papermakers Arms902 m

Nearby gyms

The Gym701 m

Nearby pharmacies

Community Pharmacy493 m
Medipharmacy581 m
Muhammad's Pharmacy584 m

Nearby health

Church Road Dental Practice483 m
Carpenters Practice (Church Road)497 m
Newham Transitional Practice501 m
Church Road Health514 m
Food hygiene (5-star)38% of 63

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

LATHIX LTD
LINT LTD
MF DEMO LTD
NNA ASSOCIATES LIMITED
OANA&GIOVANNY LIMITED

+3 more

Investment

Investment grade, yield and market outlook

49

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,720m
Crossrail 2 route9,313m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,142 nationally

2,096

Est. population

30,000/km²

50%

Employed

28%

Degree educated

£35,400

Median income

8.9%

Claimant rate

SuburbanVery high densityRenters

31

Community stability

Age profile

35%
20%
24%
Under 1835%
18–3420%
35–4924%
50–6413%
65+9%

Tenure

17%
20%
50%
Own outright17%
Own (mortgage)20%
Private rent50%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

14%
53%
19%
White British5%
White Other14%
Asian53%
Black19%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine20%
No car household43%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent50%
Social rent12%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
8
Planning apps (3 years)
17
Local approval rate
50%
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)
19
Largest scheme
98 homes · Sites A, B and WHP1 at, Sites A, B and WHP1 at, Grantham Road, Ronnie Lane, Walton Road, Manor Park, E12
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
Site at, Site at, Jack Cornwell Street, South end of Warrior Square, Manor Park, E1216 homes
completed
1, 1, Trevelyan Avenue, Manor Park, E12 5PL6 homes
completed
78, 78, Sheringham Avenue, Manor Park, E12 5PA3 homes
completed
109, 109, Seventh Avenue, Manor Park, E12 5JJ2 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 5PH

Full postcodeE12 5PH
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.549975
Longitude0.060206
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