Little Ilford · Newham · East Ham constituency · 51.54478, 0.05713

E12 6PP— Little Ilford, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
84
Schools
90
Transport
42
Environment
67
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

E12 6PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for E12 6PP

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

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“The practical family move”

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How E12 6PP 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 · 4 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.0 incidents per 1,000 residents

Better than 65% of London
→ Stable

-48% vs borough

Crime by type

Other25%
Violence & sexual offences25%
Anti-social behaviour20%
Vehicle crime13%
Theft9%
Burglary6%
Robbery2%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.4km

Crime is 28% below 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£5,052/m²
Price per ft²£469/ft²
Avg floor area99.8 m²

EPC breakdown

C
8%
D
10%
E
1%
G
1%

Based on 20 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£249,500
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, 100 mm loft insulation
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

+7.8%

Total change

+781%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.0%

per year

Acceleration

-51.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£88k+48.3%1
Post-dot-com plateau2001–2002£130k£180k+38.5%1
Pre-crash peak2005–2007£220k£240k+9.1%1.3
GFC & correction2011–2011£218k£218k+0%1
Help-to-Buy recovery2014–2014£218k£218k+0%1
Rate-rise correction2023–2023£397k£397k+0%1
Current market2024–2024£520k£520k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
4.3%
District
4.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
8.3 min walk
Manor Park

Nearby stations

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

17

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria54 min ↑
Waterloo51 min ↑
Canary Wharf ★38 min
City39 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)127
Nearest car park241m
Santander docks (800m)0
Nearest cycle dock4.3 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: 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: 9.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 67%
More green space than 75% of London

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

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

5 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (721 m)

Nearest supermarketNorthwest · 997 m

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)

412m

Post office

Nearby shops

Nisa Today418 m
Londis495 m
General Food Store499 m
Pak Islam Halal Meat509 m

Nearby cafes

VE6703 m
Italian Café942 m
Costa1.2 km

Nearby restaurants

Staff Sandwich Bar255 m
Hing Wok514 m
RK Grill's518 m
Flavours Indi Spices522 m

Nearby pubs

The Overdraft Tavern721 m
William the Conqueror909 m

Nearby gyms

Plashet Park Bowling Club850 m
The Gym Group925 m

Nearby pharmacies

Community Pharmacy413 m
Muhammad's Pharmacy930 m
Boots1.1 km
Superdrug1.1 km

Nearby health

Carpenters Practice (Church Road)394 m
Church Road Health402 m
Newham Transitional Practice408 m
Church Road Dental Practice411 m
Food hygiene (5-star)43% of 51

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
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

FRONTLINE GUARDIANS LTD
LONDON CLINICAL COURSES LIMITED
SITHARA LTD
ZABI SHOPZONE LTD

Investment

Investment grade, yield and market outlook

49

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 score13/100
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

40.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,110m
Crossrail 2 route9,206m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,479 nationally

1,893

Est. population

30,000/km²

57%

Employed

35%

Degree educated

£38,500

Median income

7.8%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

25%
26%
23%
16%
Under 1825%
18–3426%
35–4923%
50–6416%
65+9%

Tenure

30%
22%
38%
Own outright30%
Own (mortgage)22%
Private rent38%
Social rent9%
Shared ownership1%

Ethnicity

14%
66%
White British7%
White Other14%
Asian66%
Black6%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household39%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent38%
Social rent9%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
26
Local approval rate
44%
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)
29
Largest scheme
11 homes · Garages 1 To 16 Adjacent 41, Landseer Avenue, Manor Park
Pipeline pressure
NONE

Named schemes (500m)

135 - 137, 135 - 137, Church Road, Manor Park, E12 6AF6 homes
completed
44, Church Road, Manor Park, E12 6AF4 homes
completed
128a, 128a, Sibley Grove, Manor Park, E12 6SF3 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

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Key facts for E12 6PP

Full postcodeE12 6PP
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.544777
Longitude0.057130
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