Little Ilford · Newham · East Ham constituency · 51.55324, 0.05880

E12 5PW— Little Ilford, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 33/100Yield 4.39%

Best for: Families

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

Liveability
55
Safety
81
Schools
95
Transport
33
Environment
70
Investment
51

The bottom line

E12 5PW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £437,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E12 5PW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-15.9% vs London avg
vs London income-15.7% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for E12 5PW

🛡️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 5PW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Sheringham Primary School

Outstanding · Inspected Jan 2024 · 1 min walk

KS2: 105.6

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 8 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 2 min walk

7 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)

6

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.3km

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£437,500

Median sale price

16% below London median

£437,500 is 16% below the London median (£520,000)

-13.2%

This year

Terraced

Dominant type

Price history

5-year change
+6.7%
Sales (24 months)6
New build0.0%
Avg terraced£470,500
Avg flat£230,000
Price per m²£5,355/m²
Price per ft²£497/ft²
Avg floor area82.6 m²

EPC breakdown

B
3%
C
27%
D
36%
E
2%

Based on 68 properties · Confidence: high

Street mix

Terraced 57%Flat 40%Other 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

Stamp duty

Standard buyer£9,375
First-time buyerFTB
£625
Additional propertyBTL/2nd
£22,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.4×

Price-to-income

£2,189/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£206,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1996–2026 · CAGR

+5.6%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.9%

per year

Acceleration

-63.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 61 sales

Property Type Mix

Total: 61 sales

Terraced62.3%
Flat/maisonette37.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£65k+18.2%2
Post-dot-com plateau2001–2004£111k£135k+21.6%4
Pre-crash peak2005–2007£160k£195k+21.9%3.7
GFC & correction2008–2012£220k£205k-6.8%1
Help-to-Buy recovery2014–2016£180k£305k+69.4%2.7
Brexit uncertainty2017–2019£350k£380k+8.6%1
Pandemic surge2021–2021£410k£410k+0%1
Rate-rise correction2022–2023£373k£240k-35.6%1.5
Current market2024–2026£430k£280k-34.9%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-0.8% alpha

Terraced+0.2% α
Local
7.7%
District
7.5%
Flat/maisonette-0.8% α
Local
5.4%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
11.3 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

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

25

Walkability score

147

Footpaths (500m)

0

Santander docks (800m)

4.5 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)

0

EV chargers (800m)

Total spaces (800m)122
Nearest car park141m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Sainsburys· no
785m

Connectivity

Broadband and mobile coverage

93%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed468 Mbps
Median download439 Mbps
Superfast coverage93%
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: 10.0 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 58%
More green space than 84% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.2 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

2 min walk

71%

Recommend GP

71%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Papermakers Arms (731 m)

Nearest supermarketCranbrook Supermarket · 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)

281m

Post office

Nearby shops

Kapadokya Food Centre147 m
Tesco Express293 m
Hikma Fruits & Vegetables502 m
Londis506 m

Nearby cafes

Italian Café744 m

Nearby restaurants

Flavours Indi Spices503 m
RK Grill's503 m
Hing Wok504 m
A1 Kebabish Grill564 m

Nearby pubs

The Papermakers Arms731 m
William the Conqueror776 m

Nearby gyms

The Gym510 m

Nearby pharmacies

Medipharmacy248 m
Muhammad's Pharmacy402 m
Community Pharmacy683 m

Nearby health

Sangam Surgery242 m
Church Road Dental Practice676 m
Newham Transitional Practice693 m
Carpenters Practice (Church Road)696 m
Food hygiene (5-star)36% of 66

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BAIG IT & EVENTS MANAGEMENT LTD
DE MENDONÇA LIMITED
EURONEST TRADING LTD
HAGLEY UK FRIED CHICKEN LIMITED
ICA LANDSCAPES LTD

+4 more

Investment

Investment grade, yield and market outlook

51

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

36.9

Price growth score

D
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,991m
Crossrail 2 route9,065m

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%
Price vs London-15.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
10
Planning apps (3 years)
13
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)
9
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)

BEECH WHARF, BEECH WHARF, RIVERDENE ROAD, IG140 homes
completed
HAZLEWOOD OLD PEOPLE'S HOME, 1, HAZLEWOOD OLD PEOPLE'S HOME, 1, MARINER ROAD, E1238 homes
completed
Site at, Site at, Jack Cornwell Street, South end of Warrior Square, Manor Park, E1216 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£437,500)

£9,375

Standard buyer

£625

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E12 5PW

Full postcodeE12 5PW
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.553237
Longitude0.058796
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