Little Ilford · Newham · East Ham constituency · 51.54597, 0.06043

E12 6LB— Little Ilford, Newham

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

The family fortress

 

Schools 100%Safety 72/100Transport 30/100Yield 4.95%

Best for: Families

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

Liveability
49
Safety
72
Schools
90
Transport
30
Environment
70
Investment
54

The bottom line

E12 6LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £387,500 median — 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 6LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-25.5% vs London avg
vs London income-8.8% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E12 6LB

🛡️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 6LB 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 · 4 min walk

KS2: 108.2

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 3 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 969.2%

-7% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Vehicle crime17%
Anti-social behaviour14%
Theft5%
Drug offences4%
Burglary2%
Robbery1%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.5km

Crime is +29% above 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.

£387,500

Median sale price

25% below London median

£387,500 is 25% below the London median (£520,000)

+4.6%

This year

Terraced

Dominant type

Price history

5-year change
-13.9%
Sales (24 months)6
New build0.0%
Avg terraced£387,500
Price per m²£4,354/m²
Price per ft²£404/ft²
Avg floor area94.5 m²

EPC breakdown

C
15%
D
35%
E
12%
F
2%

Based on 64 properties · Confidence: high

Street mix

Terraced 92%Flat 8%

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£6,875
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,500

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

10.1×

Price-to-income

£1,938/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£236,250
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

1995–2026 · CAGR

+6.1%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.5%

per year

Acceleration

-24.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 82 sales

Property Type Mix

Total: 82 sales

Terraced91.5%
Flat/maisonette8.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£105k+94.4%1.7
Post-dot-com plateau2001–2004£115k£179k+55.3%4.5
Pre-crash peak2005–2007£180k£250k+38.9%6.7
GFC & correction2008–2012£225k£149k-34%2.7
Help-to-Buy recovery2013–2016£225k£354k+57.1%2.2
Brexit uncertainty2017–2018£310k£378k+21.8%1.5
Pandemic surge2020–2021£345k£450k+30.4%2
Rate-rise correction2022–2022£480k£480k+0%3
Current market2024–2026£370k£340k-8.1%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Weakest performer

Flat/maisonette

-18.2% alpha

Terraced-0.8% α
Local
6.1%
District
6.9%
Flat/maisonette-18.2% α
Local
-6.7%
District
11.5%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
East Ham Underground StationHammersmith & City line
11.1 min walk
Manor Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
13 min walk
Woodgrange Park Rail StationSuffragette
15 min walk
Manor Park Rail StationElizabeth line
15 min walk
Manor ParkNational Rail
15 min walk
Barking Rail StationSuffragette · c2c
20 min walk
No bus stops within 400m

25

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

4.5 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)139
Nearest car park228m
Santander docks (800m)0
Nearest cycle dock4.5 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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

E12 HEALTH

30 CHURCH ROAD, MANOR PARK, E12 6AQ

6 min walk

60%

Recommend GP

60%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.8 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

141

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketNorthwest · 1.2 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)

347m

Post office

Nearby shops

Nisa Today179 m
General Food Store239 m
Londis313 m
Hikma Fruits & Vegetables327 m

Nearby restaurants

Staff Sandwich Bar200 m
Hing Wok321 m
RK Grill's323 m
Flavours Indi Spices325 m

Nearby gyms

The Gym1.1 km

Nearby pharmacies

Community Pharmacy500 m
Muhammad's Pharmacy911 m
Medipharmacy1.0 km

Nearby health

Carpenters Practice (Church Road)487 m
Church Road Dental Practice493 m
Newham Transitional Practice501 m
Church Road Health503 m
Food hygiene (5-star)49% of 39

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

COMET BUSINESS GLOBAL SOLUTIONS LTD
HASHIR ELECTRONICS ACCESSORIES LTD
MILANA TEAM LTD
MIU SERVICES LTD
ROHAIB & CO. LTD

+2 more

Investment

Investment grade, yield and market outlook

54

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score7/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

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

33/100

Velocity score

Future outlook

28.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,339m
Crossrail 2 route9,427m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,681 nationally

1,659

Est. population

16,674/km²

52%

Employed

33%

Degree educated

£38,300

Median income

9.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

31%
24%
24%
13%
Under 1831%
18–3424%
35–4924%
50–6413%
65+8%

Tenure

22%
23%
38%
16%
Own outright22%
Own (mortgage)23%
Private rent38%
Social rent16%
Shared ownership0%

Ethnicity

65%
White British8%
White Other10%
Asian65%
Black11%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine22%
No car household41%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Private rent38%
Social rent16%

vs. London

Income vs London-8.8%
Price vs London-25.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
8
Planning apps (3 years)
20
Local approval rate
38%
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)
23
Largest scheme
34 homes · GRANTHAM WORKS, GRANTHAM WORKS, GRANTHAM ROAD, E12 5NA
Pipeline pressure
NONE

Named schemes (500m)

Garages 1 To 16 Adjacent 41, Landseer Avenue, Manor Park11 homes
completed
1, 1, Barrington Road, Manor Park, E124 homes
completed
393, 393, Dersingham Avenue, Manor Park, E12 6JX3 homes
completed
97, 97, Browning Road, Manor Park, E12 6RB3 homes
completed
227, 227, Byron Avenue, Manor Park, E12 6NJ3 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 (£387,500)

£6,875

Standard buyer

£0

First-time buyer

Save £6,875

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 6LB

Full postcodeE12 6LB
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.545969
Longitude0.060429
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