Little Ilford · Newham · East Ham constituency · 51.54393, 0.06070

E12 6LY— Little Ilford, Newham

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

The practical family move

 

Schools 100%Safety 88/100Transport 37/100Yield 4.39%

Best for: Families

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

Liveability
55
Safety
88
Schools
90
Transport
37
Environment
65
Investment
58

The bottom line

E12 6LY 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 6LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.8% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for E12 6LY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E12 6LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kensington Primary School

Not yet inspected · 4 min walk

KS2: 107.2

★★

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 14 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

25.0 incidents per 1,000 residents

Better than 82% of London
→ Stable

-72% vs borough

Crime by type

Anti-social behaviour35%
Violence & sexual offences29%
Other18%
Vehicle crime12%
Robbery3%
Burglary3%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.3km

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area72.8 m²

EPC breakdown

C
52%
D
6%

Based on 58 properties · Confidence: high

Street mix

Flat 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£182,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2017 · CAGR

+2.7%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.3%

per year

Acceleration

+32.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£145k£145k+0%3
GFC & correction2010–2010£95k£95k+0%1
Help-to-Buy recovery2013–2013£120k£120k+0%1
Brexit uncertainty2017–2017£190k£190k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Ham Underground StationHammersmith & City line
9.3 min walk
Manor Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
11 min walk
Woodgrange Park Rail StationSuffragette
16 min walk
Manor Park Rail StationElizabeth line
17 min walk
Manor ParkNational Rail
17 min walk
Barking Rail StationSuffragette · c2c
19 min walk
No bus stops within 400m

9

Walkability score

19

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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)107
Nearest car park26m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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

8 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarking Community Hospital · 2.7 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

124

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (823 m)

Nearest supermarketNorthwest · 1.0 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)

0

Cinemas (2km)

554m

Post office

Nearby shops

Nisa Today251 m
General Food Store424 m
Londis540 m
Hikma Fruits & Vegetables553 m

Nearby cafes

Mihaur1.1 km
Friendly Cafe1.1 km
Pop-In-Cafe1.1 km

Nearby restaurants

Staff Sandwich Bar386 m
Hing Wok548 m
RK Grill's549 m
Flavours Indi Spices551 m

Nearby pubs

The Overdraft Tavern823 m

Nearby pharmacies

Community Pharmacy645 m

Nearby health

Sangam Surgery (Gladstone Avenue)576 m
Carpenters Practice (Church Road)628 m
Church Road Health640 m
Church Road Dental Practice640 m
Food hygiene (5-star)47% of 36

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
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

AM01 LIMITED
BENGALI & SYLHETI TRANSLATION SERVICES LTD
CREBER CONSTRUCTION LIMITED
HAMALA SUPER VOYAGES LTD
KARIMOV LANDSCAPES LTD

+2 more

Investment

Investment grade, yield and market outlook

58

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

19.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,152m
Crossrail 2 route9,459m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,607 nationally

1,359

Est. population

30,000/km²

50%

Employed

30%

Degree educated

£38,300

Median income

10.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

35%
20%
23%
14%
Under 1835%
18–3420%
35–4923%
50–6414%
65+9%

Tenure

15%
13%
21%
50%
Own outright15%
Own (mortgage)13%
Private rent21%
Social rent50%
Shared ownership1%
Rent free1%

Ethnicity

61%
20%
White British6%
White Other7%
Asian61%
Black20%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine26%
No car household45%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent50%
Private rent21%

vs. London

Income vs London-8.8%

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)
22
Local approval rate
13%
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)
22
Largest scheme
11 homes · Garages 1 To 16 Adjacent 41, Landseer Avenue, Manor Park
Pipeline pressure
NONE

Named schemes (500m)

Garages 1 To 16 Adjacent 41, Landseer Avenue, Manor Park11 homes
completed
Open Land adjacent to 44 Barrington Road, Open Land adjacent to 44 Barrington Road, Barrington Road, Manor Park, E12 6JH8 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

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 6LY

Full postcodeE12 6LY
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.543932
Longitude0.060698
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