Little Ilford · Newham · East Ham constituency · 51.55052, 0.05834

E12 5PL— Little Ilford, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 34/100Yield 4.39%

Best for: Families

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

Liveability
55
Safety
80
Schools
90
Transport
34
Environment
67
Investment
62

The bottom line

E12 5PL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E12 5PL

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 5PL

🛡️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 5PL 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 · 5 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 9 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.0km

Crime is 52% below London average

Property

Prices, sales volume and market trends

Avg floor area73.5 m²

EPC breakdown

B
4%
C
5%
D
5%
E
1%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 46%Flat 55%

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£183,750
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)
Roof(another dwelling above)
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

1996–2021 · CAGR

+9%

Total change

+770%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.9%

per year

Acceleration

-26.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 22 sales

Property Type Mix

Total: 22 sales

Terraced45.5%
Flat/maisonette54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£50k£50k+0%1
Post-dot-com plateau2003–2004£192k£241k+25.5%1
Pre-crash peak2006–2006£135k£135k+0%6
GFC & correction2008–2010£235k£229k-2.6%1
Help-to-Buy recovery2015–2016£294k£125k-57.4%3.5
Brexit uncertainty2018–2018£250k£250k+0%1
Pandemic surge2021–2021£435k£435k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.8% alpha

Flat/maisonette-5.8% α
Local
-0.8%
District
5%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Manor Park Rail StationElizabeth line line
10.3 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

30

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

4.4 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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)157
Nearest car park167m
Santander docks (800m)0
Nearest cycle dock4.4 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: 9.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 58%
More green space than 76% 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

5 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 · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

184

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: William the Conqueror (697 m)

Nearest supermarketStar Fruit & Veg · 1.2 km

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)

236m

Post office

Nearby shops

Londis234 m
Hikma Fruits & Vegetables249 m
Tesco Express405 m
Kapadokya Food Centre424 m

Nearby cafes

Italian Café687 m

Nearby restaurants

Hing Wok243 m
RK Grill's245 m
Flavours Indi Spices247 m
Staff Sandwich Bar393 m

Nearby pubs

William the Conqueror697 m

Nearby gyms

The Gym727 m

Nearby pharmacies

Community Pharmacy423 m
Muhammad's Pharmacy442 m
Medipharmacy541 m

Nearby health

Church Road Dental Practice414 m
Newham Transitional Practice432 m
Carpenters Practice (Church Road)432 m
Church Road Health446 m
Food hygiene (5-star)37% of 78

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BRIDGEWOOD PROPERTY LTD
VIRELIX LTD
VISHNU’S EXPORT LTD

Investment

Investment grade, yield and market outlook

62

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 score13/100
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

22

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,711m
Crossrail 2 route9,171m

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)
9
Planning apps (3 years)
18
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)
20
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)

Yard/ Car Park south of and including 842, Yard/ Car Park south of and including 842, Romford Road, Manor Park, E12 6EA13 homes
completed
Land adjacent to 32, Land adjacent to 32, Fifth Avenue, East Ham, E12 6DA10 homes
completed
Land at 31, Land at 31, Fifth Avenue, Manor Park, E12 6DA8 homes
completed
24-34, 24-34, Sixth Avenue, Manor Park, E12 5PP7 homes
completed
135 - 137, 135 - 137, Church Road, Manor Park, E12 6AF6 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 5PL

Full postcodeE12 5PL
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.550520
Longitude0.058341
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