Little Ilford · Newham · East Ham constituency · 51.55240, 0.05502

E12 6DA— Little Ilford, Newham

Location and area intelligence for E12 6DA, Little Ilford, Newham

 

Schools 100%Safety 67/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
54
Safety
67
Schools
90
Transport
49
Environment
67
Investment
50

The bottom line

E12 6DA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E12 6DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for E12 6DA

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

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How E12 6DA 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 · 1 min walk

KS2: 106.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 7 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 494.7%

+25% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Anti-social behaviour15%
Vehicle crime7%
Robbery7%
Drug offences4%
Theft4%
Burglary4%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: East Ham Fire Station · 3.2km

Crime is +74% above 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£2,414/m²
Price per ft²£224/ft²
Avg floor area78.8 m²

EPC breakdown

B
9%
C
19%
D
30%
E
7%
F
1%
G
1%

Based on 67 properties · Confidence: high

Street mix

Terraced 47%Detached 2%Flat 47%Other 4%

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£197,000
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

1995–2024 · CAGR

+6.7%

Total change

+552%

Market Activity

Price Velocity & Acceleration

Current Velocity

+104.0%

per year

Acceleration

+165.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 43 sales

Property Type Mix

Total: 43 sales

Detached2.3%
Terraced44.2%
Flat/maisonette53.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£98k+90.3%2
Post-dot-com plateau2001–2004£60k£145k+141.7%2
Pre-crash peak2005–2007£129k£163k+26.4%1.7
GFC & correction2010–2010£240k£240k+0%1
Help-to-Buy recovery2013–2015£137k£213k+55.1%2.3
Brexit uncertainty2017–2019£260k£366k+40.8%3.3
Pandemic surge2021–2021£430k£430k+0%1
Rate-rise correction2022–2022£165k£165k+0%3
Current market2024–2024£336k£336k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-2.9% alpha

Terraced-0.2% α
Local
7.2%
District
7.4%
Flat/maisonette-2.9% α
Local
1.1%
District
4%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
7.2 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

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

26

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

4.2 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)

4

EV chargers (800m)

Total spaces (800m)122
Nearest car park102m
Santander docks (800m)0
Nearest cycle dock4.2 km

Connectivity

Broadband and mobile coverage

84%

Full fibre

72%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed375 Mbps
Median download392 Mbps
Superfast coverage84%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB22% green spaceTree canopy: 46%
More green space than 77% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.1 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 yield858.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SANGAM PRACTICE

1 TORONTO AVENUE, E12 5JF

2 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBarking Community Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

203

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: William the Conqueror (498 m)

Nearest supermarketSri 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

1

Libraries (1km)

0

Cinemas (2km)

467m

Post office

Nearby shops

Tesco Express106 m
Kapadokya Food Centre274 m
Londis541 m
Presco Food And Wine546 m

Nearby cafes

Italian Café466 m
Urban Baristas593 m
Quaker Street Bubble Tea595 m
Mediterranean Cafe & Sandwich Bar600 m

Nearby restaurants

A1 Kebabish Grill287 m
B2B Lounge364 m
Hydrabai Mandi Palace532 m
Chicken Bros538 m

Nearby pubs

William the Conqueror498 m
Blakesley Arms591 m

Nearby gyms

The Gym786 m

Nearby pharmacies

Muhammad's Pharmacy142 m
Medipharmacy491 m
Community Pharmacy505 m
Manor Park Pharmacy594 m

Nearby health

Sangam Surgery211 m
Church Road Dental Practice501 m
Newham Transitional Practice515 m
Carpenters Practice (Church Road)523 m
Food hygiene (5-star)32% of 93

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AH RETAIL SOLUTIONS LTD
BELL WATER HOUSE LTD
CAMERON COURT (LONDON) FREEHOLD COMPANY LIMITED
CAMERON COURT RTM COMPANY LIMITED
DARYON CONSTRUCTIONS LTD

+10 more

Investment

Investment grade, yield and market outlook

50

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 months0

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

4/100

Velocity score

Future outlook

36.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,783m
Crossrail 2 route8,871m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,174 nationally

1,994

Est. population

4,303/km²

54%

Employed

31%

Degree educated

£37,600

Median income

11.1%

Claimant rate

SuburbanMedium densityRenters

24

Community stability

Age profile

35%
22%
27%
Under 1835%
18–3422%
35–4927%
50–6411%
65+5%

Tenure

14%
57%
19%
Own outright10%
Own (mortgage)14%
Private rent57%
Social rent19%
Shared ownership1%
Rent free1%

Ethnicity

15%
55%
14%
White British8%
White Other15%
Asian56%
Black14%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine23%
No car household50%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent57%
Social rent19%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
10
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

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Key facts for E12 6DA

Full postcodeE12 6DA
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.552395
Longitude0.055022
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