Little Ilford · Newham · East Ham constituency · 51.54580, 0.05697

E12 6RA— Little Ilford, Newham

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

The practical family move

 

Schools 100%Safety 88/100Transport 41/100Yield 4.39%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
56
Safety
88
Schools
90
Transport
41
Environment
64
Investment
58

The bottom line

E12 6RA 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 6RA

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 6RA

🛡️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 6RA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Essex Primary School

Not yet inspected · 3 min walk

KS2: 108.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 2 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 12 min walk

10 primaries · 2 secondaries · 1 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.5km

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area98.9 m²

EPC breakdown

C
3%
D
13%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Terraced 64%Flat 36%

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£247,250
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 BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+9.8%

Total change

+1036%

Market Activity

Price Velocity & Acceleration

Current Velocity

+135.8%

per year

Acceleration

+37.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Terraced63.6%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£55k£56k+1.8%1
Post-dot-com plateau2001–2001£112k£112k+0%2
Pre-crash peak2005–2005£160k£160k+0%1
GFC & correction2008–2010£249k£134k-46.4%1.5
Help-to-Buy recovery2016–2016£265k£265k+0%1
Pandemic surge2021–2021£625k£625k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
9.4 min walk
Manor Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
11 min walk
Woodgrange Park Rail StationSuffragette
12 min walk
Manor Park Rail StationElizabeth line
13 min walk
Manor ParkNational Rail
13 min walk
Ilford Rail StationGreater Anglia · Elizabeth line
22 min walk
No bus stops within 400m

16

Walkability score

48

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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)139
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: 9.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

4 min walk

60%

Recommend GP

60%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.9 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

172

Parks (1km)

4

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 (813 m)

Nearest supermarketNorthwest · 1.1 km

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)

300m

Post office

Nearby shops

Londis402 m
Nisa Today416 m
Hikma Fruits & Vegetables436 m
General Food Store449 m

Nearby cafes

VE6784 m
Quaker Street Bubble Tea843 m
Italian Café850 m

Nearby restaurants

Staff Sandwich Bar153 m
Hing Wok424 m
RK Grill's428 m
Flavours Indi Spices432 m

Nearby pubs

The Overdraft Tavern813 m
William the Conqueror821 m

Nearby gyms

The Gym Group1.0 km

Nearby pharmacies

Community Pharmacy316 m
Muhammad's Pharmacy819 m
Medipharmacy1.1 km
Boots1.2 km

Nearby health

Carpenters Practice (Church Road)298 m
Church Road Health309 m
Church Road Dental Practice312 m
Newham Transitional Practice313 m
Food hygiene (5-star)48% of 42

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BROWNING P.F.C. LTD
FIX BUSINESS SOLUTIONS LTD
OASIS OF CARE LIMITED
SYNTHPILOT LTD
THE EARLY HOURS LTD

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

20.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,204m
Crossrail 2 route9,189m

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
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)
22
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)
28
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
97, 97, Browning Road, Manor Park, E12 6RB3 homes
completed
227, 227, Byron Avenue, Manor Park, E12 6NJ3 homes
completed
196, 196, Browning Road, Manor Park, E12 6NX2 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 6RA

Full postcodeE12 6RA
Postcode districtE12
BoroughLondon Borough of Newham
WardLittle Ilford
Latitude51.545796
Longitude0.056974
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