Little Ilford · Newham · East Ham constituency · 51.55068, 0.06169

E12 5QJ— Little Ilford, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 29/100Yield 4.39%

Best for: Families

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

Liveability
52
Safety
78
Schools
90
Transport
29
Environment
65
Investment
59

The bottom line

E12 5QJ 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 5QJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for E12 5QJ

🛡️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 5QJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dersingham Primary School

Not yet inspected · Inspected Nov 2024 · 0 min walk

KS2: 107.7

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 6 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
↑ Rising 259.1%

from a low base — still below London average

-45% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour19%
Vehicle crime10%
Robbery6%
Drug offences5%
Theft4%
Burglary4%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.1km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area84.9 m²

EPC breakdown

C
3%
D
12%
E
2%
F
1%

Based on 18 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,250
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

1995–2021 · CAGR

+7.6%

Total change

+575%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

-5.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 16 sales

Property Type Mix

Total: 16 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£57k£62k+8.8%1
Post-dot-com plateau2001–2003£156k£183k+17.3%1
Pre-crash peak2005–2006£210k£239k+13.8%1
GFC & correction2011–2012£235k£218k-7.4%1
Help-to-Buy recovery2014–2014£265k£265k+0%1
Brexit uncertainty2017–2019£395k£400k+1.3%1.5
Pandemic surge2021–2021£385k£385k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.6% alpha

Terraced-2.6% α
Local
-0.6%
District
2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
12.6 min walk
Ilford→ Liverpool Street· 11 tph
19 min

Nearby stations

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

28

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

4.6 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)139
Nearest car park282m
Santander docks (800m)0
Nearest cycle dock4.6 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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.0 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 37%
Above average green space

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

6 min walk

71%

Recommend GP

71%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Papermakers Arms (779 m)

Nearest supermarketStar Fruit & Veg · 1.1 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)

184m

Post office

Nearby shops

Hikma Fruits & Vegetables207 m
Londis234 m
General Food Store362 m
Kapadokya Food Centre496 m

Nearby cafes

Chae Corner866 m
Pasha Cafe979 m
Bubbles Cafe984 m

Nearby restaurants

Flavours Indi Spices210 m
RK Grill's213 m
Hing Wok216 m
Staff Sandwich Bar481 m

Nearby pubs

The Papermakers Arms779 m

Nearby gyms

The Gym583 m

Nearby pharmacies

Medipharmacy509 m
Community Pharmacy621 m
Muhammad's Pharmacy642 m

Nearby health

Sangam Surgery575 m
Church Road Dental Practice611 m
Carpenters Practice (Church Road)626 m
Newham Transitional Practice630 m
Food hygiene (5-star)38% of 48

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ALPS HEALTH & BEAUTY LTD
APEXVIEW CONSTRUCTION LIMITED
DANIEL BUILD MS LTD
NEWAGE POWER LTD
PRADO & MENQUINI SERVICE LTD

Investment

Investment grade, yield and market outlook

59

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 score12/100
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

15.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,838m
Crossrail 2 route9,370m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,027 nationally

1,598

Est. population

30,000/km²

51%

Employed

31%

Degree educated

£35,400

Median income

10.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

33

Community stability

Age profile

33%
23%
21%
15%
Under 1833%
18–3423%
35–4921%
50–6415%
65+7%

Tenure

13%
17%
40%
29%
Own outright13%
Own (mortgage)17%
Private rent40%
Social rent29%
Shared ownership1%

Ethnicity

56%
19%
White British9%
White Other8%
Asian56%
Black19%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine24%
No car household42%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent40%
Social rent29%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
7
Planning apps (3 years)
16
Local approval rate
57%
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)
15
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
BEECH WHARF, BEECH WHARF, RIVERDENE ROAD, IG140 homes
completed
80-82, 80-82, GRANTHAM ROAD, E1240 homes
completed
HAZLEWOOD OLD PEOPLE'S HOME, 1, HAZLEWOOD OLD PEOPLE'S HOME, 1, MARINER ROAD, E1238 homes
completed
GRANTHAM WORKS, GRANTHAM WORKS, GRANTHAM ROAD, E12 5NA34 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 5QJ

Full postcodeE12 5QJ
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.550677
Longitude0.061695
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