Neighbourhood · Newham
Little Ilford East: house prices and how the area is changing
Official figures for the Little Ilford East neighbourhood of Newham, England (ONS area Newham 005). Headline figures assembled 13 October 2026. Postcodes E12. Figures that read a point use the neighbourhood's centre, near E12 6HS.
A neighbourhood with below-average incomes, showing some signs of gentrification
Little Ilford East is a neighbourhood with below-average incomes; it shows some signs of gentrification against Newham (3 of 19 signals rising, 2 falling). Houses here typically resell for £430,000 and flats for £280,000 (median resale prices, 2023-2025). Recorded crime is lower than across Newham (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Manor Park, is about a 15-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£430,000
Median resale price of houses in the neighbourhood, 2023-2025; +17% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£280,000
Median resale price of flats in the neighbourhood, 2023-2025; +22% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Below average income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Some signs
Weighted balance +0.07; 3 of 19 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 2 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 1 to 2.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£67,400
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.6 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Little Ilford East sits in Newham
- Typical house price: joint 11th lowest of the 38 neighbourhoods in Newham with enough house sales for one
- Typical flat price: 4th lowest of the 29 neighbourhoods in Newham with enough flat sales for one
- Average household income: 10th highest of 40 neighbourhoods in Newham
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Little Ilford East
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
3 of 19 counted signals point towards rising affluence against Newham, 2 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Recorded crime
- Air quality
- Benefit claims (DWP)
Falling behind the borough
- Income deprivation ranking
- Homes selling
Stations and schools nearby
Nearest stations
- Manor Park Railway station, about a 15-minute walk from the neighbourhood's centre (1.2 km in a straight line). About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Shenfield (about 29 min) and Paddington (about 28 min).
- East Ham Underground station, about an 18-minute walk from the neighbourhood's centre (1.4 km in a straight line).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Dersingham Primary School 170 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Nov 2024).
- Nearest state secondary school Little Ilford School 380 m from the neighbourhood's centre. Ofsted: Good (Nov 2022).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Little Ilford East
What is the typical house price in Little Ilford East?
£430,000. Median resale price of houses in the neighbourhood, 2023-2025; +17% against 2017-2019.
How does Little Ilford East compare with the rest of Newham?
Typical house price: joint 11th lowest of the 38 neighbourhoods in Newham with enough house sales for one. Typical flat price: 4th lowest of the 29 neighbourhoods in Newham with enough flat sales for one. Average household income: 10th highest of 40 neighbourhoods in Newham.
Is Little Ilford East an affluent area?
Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Little Ilford East gentrifying?
Some signs. Weighted balance +0.07; 3 of 19 signals up, 2 down, against the borough.
What is the nearest station to Little Ilford East?
Manor Park. Railway station, about a 15-minute walk from the neighbourhood's centre (1.2 km in a straight line). About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Shenfield (about 29 min) and Paddington (about 28 min).
Which state schools are nearest to Little Ilford East?
Nearest state primary school. Dersingham Primary School. 170 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Nov 2024). Nearest state secondary school. Little Ilford School. 380 m from the neighbourhood's centre. Ofsted: Good (Nov 2022).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Little Ilford East?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Newham
- Little Ilford West
- Manor Park South
- East Ham North
- Wallend North
- Manor Park North
- Plashet East
- East Ham Central
- Forest Gate East
- All 40 neighbourhoods in Newham
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.