Little Ilford · Newham · East Ham constituency · 51.55086, 0.05696

E12 5PS— Little Ilford, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
55
Safety
81
Schools
90
Transport
35
Environment
68
Investment
48

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E12 5PS meets your needs.

Location

E12 5PS

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-54.0% vs London avg

Deep-dive guides for E12 5PS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E12 5PS with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E12 5PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sir John Heron Primary School

Not yet inspected · 2 min walk

KS2: 106.3

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.0 incidents per 1,000 residents

Better than 79% of London
↑ Rising 390.9%

from a low base — still below London average

-67% vs borough

Crime by type

Violence & sexual offences37%
Other22%
Anti-social behaviour13%
Vehicle crime13%
Theft9%
Drug offences2%
Robbery2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.1km

Crime is 54% 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£2,667/m²
Price per ft²£248/ft²
Avg floor area107.1 m²

EPC breakdown

C
10%
D
31%
E
10%

Based on 51 properties · Confidence: high

Street mix

Semi 5%Terraced 81%Flat 14%

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£267,750
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, no insulation (assumed)
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

1995–2025 · CAGR

+4.8%

Total change

+309%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.9%

per year

Acceleration

-65.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached4.9%
Terraced80.5%
Flat/maisonette14.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£68k-1.1%1.7
Post-dot-com plateau2001–2004£112k£196k+75.3%3.2
Pre-crash peak2005–2006£223k£220k-1.5%1.5
GFC & correction2008–2011£220k£250k+13.6%1.7
Help-to-Buy recovery2014–2016£290k£418k+44%2
Brexit uncertainty2017–2017£393k£393k+0%2
Pandemic surge2021–2021£375k£375k+0%1
Rate-rise correction2022–2023£400k£490k+22.5%1
Current market2025–2025£280k£280k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
9.4%
District
8.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Manor Park Rail StationElizabeth line line
9.1 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

22

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

4.3 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

8

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)122
Nearest car park116m
Santander docks (800m)0
Nearest cycle dock4.3 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 waterLOW
Low
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: 9.7 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.0 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

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

212

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: William the Conqueror (601 m)

Nearest supermarketNorthwest · 1.6 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)

0

Cinemas (2km)

268m

Post office

Nearby shops

Tesco Express318 m
Londis325 m
Hikma Fruits & Vegetables345 m
Kapadokya Food Centre385 m

Nearby cafes

Italian Café588 m
Quaker Street Bubble Tea683 m
Mediterranean Cafe & Sandwich Bar702 m
Urban Baristas753 m

Nearby restaurants

Hing Wok338 m
RK Grill's340 m
Flavours Indi Spices343 m
A1 Kebabish Grill423 m

Nearby pubs

William the Conqueror601 m
Blakesley Arms738 m

Nearby gyms

The Gym768 m

Nearby pharmacies

Muhammad's Pharmacy342 m
Community Pharmacy390 m
Medipharmacy541 m
Manor Park Pharmacy696 m

Nearby health

Church Road Dental Practice383 m
Sangam Surgery386 m
Newham Transitional Practice401 m
Carpenters Practice (Church Road)403 m
Food hygiene (5-star)36% of 92

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
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

BNK ENTERPRISES LTD
CNU BARBERS LTD
HHEAVENLY DELIGHT LIMITED
STRETTONSE IT LTD
TREND TRADING LONDON LTD

+2 more

Investment

Investment grade, yield and market outlook

48

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 score12/100
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

26.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,697m
Crossrail 2 route9,068m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,993 nationally

1,802

Est. population

30,000/km²

51%

Employed

29%

Degree educated

£35,400

Median income

8.0%

Claimant rate

SuburbanVery high densityRenters

35

Community stability

Age profile

32%
23%
22%
15%
Under 1832%
18–3424%
35–4922%
50–6415%
65+8%

Tenure

23%
21%
44%
Own outright23%
Own (mortgage)21%
Private rent44%
Social rent12%
Shared ownership0%
Rent free1%

Ethnicity

64%
14%
White British6%
White Other10%
Asian64%
Black14%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine21%
No car household40%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent44%
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)
14
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)
9
Largest scheme
40 homes · BEECH WHARF, BEECH WHARF, RIVERDENE ROAD, IG1
Pipeline pressure
NONE

Named schemes (500m)

THE THREE RABBITS PH, 833, THE THREE RABBITS PH, 833, ROMFORD ROAD, THE WARREN, E12 6EA22 homes
completed
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

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

Live in E12 5PS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E12 5PS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E12 5PS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E12 5PS

Full postcodeE12 5PS
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.550860
Longitude0.056958
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