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Postcode sector · London

E12 5 area guide

Who lives in E12 5, what homes sell for, and how it compares on crime, schools and transport.

Council
Newham
Region
London
Population
27,067 (2024)
At a glance

What E12 5 is like

The E12 5 postcode sector in Newham covers 182 live postcodes and is home to about 27,067 people in 8,509 households. 36.8% of households own their home, 34.4% rent privately and 27.2% are in social housing. The largest age group is 35–39, and 51% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is above the England and Wales average. Homes in E12 5 sold for a median of £607,500 over the year to August 2026.

Scores

How E12 5 compares

Headline figures for E12 5, set against England as a whole.

AffluenceMore
2.9/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore
7/ 10

Around the middle: 36.9 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore
£607,500

Median over 48 sales in E12 5, +21.9% on the year before.

TransportMore
7.0/ 10

Very good: 6 stations within a mile, 23 bus stops within 800m.

SchoolsMore
100%

Rated good or better across 7 inspected schools in E12 5.

Household incomeMore
£65,760

Average annual income before tax, higher than 78% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E12 5 differs most from the national average.

  1. 01
    A big private rental marketPositive

    34.4% of households rent privately, against 20.5% across England. Tenant demand is established here.

  2. 02
    A student area

    13.2% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.

  3. 03
    More deprived than mostLook closer

    Scores 2.9 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.

  4. 04
    A lot of social housingLook closer

    27.2% of homes are social housing, against 17.1% across England.

  5. 05
    Prices risingPositive

    The median sale price in E12 5 is up 21.9% on the year before.

Questions

E12 5 FAQs

01
Is E12 5 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.9 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 36.9 per 1,000 people a year, band 7 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).
02
How much does a house cost in E12 5?

The median sale price over the last year was £607,500.

Homes in E12 5 sold for a median of £607,500 across 48 sales in the year to August 2026, +21.9% on the year before. Prices come from HM Land Registry’s record of every residential sale.
03
Is E12 5 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 36.9 offences per 1,000 people a year around E12 5, above the 31.1 average across England and Wales, band 7 of 10.
04
Who lives in E12 5?

Age, home ownership and housing from the census.

The largest age group is 35–39, at 8.5% of residents. 36.8% of households own their home. The most common property type is purpose-built flat (39.3%).
05
Which council covers E12 5?

The local authority for E12 5 is Newham.

E12 5 comes under Newham in London. Council tax, planning applications and bin collections are handled there.
06
How well connected is E12 5?

Connectivity scores 7.0 out of 10.

There are 23 bus stops within 800m and 6 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Manor Park Station, 0.3 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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