Royal Victoria · Newham · West Ham and Beckton constituency · 51.50888, 0.02377

E16 1BA— Royal Victoria, Newham

Location and area intelligence for E16 1BA, Royal Victoria, Newham

 

Top 13% LondonSchools 100%Safety 70/100Transport 63/100Yield 4.55%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
70
Schools
90
Transport
63
Environment
63
Investment
57

The bottom line

E16 1BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £422,000 median — a strong choice for Families.

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Location

E16 1BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-18.8% vs London avg
vs London income+9.5% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E16 1BA

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

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Postcode Personality

🎓 School Smart🔒 Very Safe
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How E16 1BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Britannia Village Primary School

Good · Inspected Jun 2024 · 7 min walk

KS2: 106.3

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 7 min walk

P8: -0.65A8: 44.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 10 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

90.4 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 1640.0%

0% vs borough

Crime by type

Other33%
Violence & sexual offences22%
Anti-social behaviour16%
Vehicle crime10%
Burglary7%
Theft7%
Robbery3%
Drug offences2%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.5km

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£422,000

Median sale price

19% below London median

£422,000 is 19% below the London median (£520,000)

+63.0%

This year

Flat

Dominant type

Price history

5-year change
+11.4%
Sales (24 months)5
New build0.0%
Avg flat£422,000
Price per m²£6,089/m²
Price per ft²£566/ft²
Avg floor area71.5 m²

EPC breakdown

B
28%
C
48%
D
14%
E
5%
F
1%

Based on 96 properties · Confidence: high

Street mix

Flat 99%Other 1%

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

Stamp duty

Standard buyer£8,600
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,260

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.2×

Price-to-income

£2,111/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£178,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+1.5%

Total change

+35%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+23.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 142 sales

Property Type Mix

Total: 142 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£320k£240k-25%29.7
GFC & correction2008–2012£375k£300k-20%1
Help-to-Buy recovery2013–2016£348k£495k+42.2%6.5
Brexit uncertainty2017–2018£330k£330k+0%2
Pandemic surge2020–2021£314k£379k+20.7%3
Rate-rise correction2022–2023£400k£366k-8.6%3.5
Current market2024–2025£356k£432k+21.1%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
1.5%
District
3.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Custom House (for ExCel) DLR StationDLR line
2.6 min walk
Canning Town

Nearby stations

Custom House (for ExCel) DLR StationDLR
3 min walk
Custom House Rail StationElizabeth line
3 min walk
Royal Victoria DLR StationDLR
5 min walk
West Silvertown DLR StationDLR
8 min walk
Prince Regent DLR StationDLR
9 min walk
No bus stops within 400m

44

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge29 min ↓
Victoria45 min ↑
Waterloo38 min ≈
Canary Wharf ★25 min
City36 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)46
Nearest car park93m
Santander docks (800m)0
Nearest cycle dock1.3 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 waterLOW
Low
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: 6.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.5 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield853.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CUSTOM HOUSE SURGERY

16 FREEMASONS ROAD, CANNING TOWN, E16 3NA

6 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketJiamart · 942 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

693m

Post office

Nearby shops

Nisa169 m
Premier197 m
B J Wines254 m
Freemasons News290 m

Nearby cafes

Starbucks Excel138 m
Airline Cafe and Diner143 m
Delice de france201 m
Costa247 m

Nearby restaurants

China Palace58 m
Med Grill78 m
ZeroSette101 m
Tapa Tapa135 m

Nearby pubs

Fox @ Excel126 m
La Barrique135 m
The Pyramid251 m
Oiler Bar518 m

Nearby gyms

Residents Gymnasium190 m
Resident's Gym349 m
Wakeup Docklands476 m
Sculpt & Sweat Studio556 m

Nearby pharmacies

Day Lewis Pharmacy243 m
Chapharm Chemists824 m
Royal Docks Pharmacy and Travel Clinic948 m

Nearby health

Appleby Community Dental Department508 m
iCare Dental532 m
Carpenter's Practice (St. Luke's Site)790 m
St Lukes' Medical Centre791 m
Food hygiene (5-star)71% of 89

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

A

High street health

Registered businesses

BLUESTONE COMMERCIAL LTD
MO CONSULTANCY LTD
PRIESTLEYSOUNDY LAW LIMITED
STUDENT PARTNERS LIMITED
VIBELIVE LTD

Investment

Investment grade, yield and market outlook

57

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
4.5% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

86.1

Price growth score

A
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,496m
Crossrail 2 route8,054m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,623 nationally

1,925

Est. population

30,000/km²

79%

Employed

72%

Degree educated

£46,000

Median income

2.8%

Claimant rate

SuburbanVery high densityRenters

17

Community stability

Age profile

50%
28%
Under 1811%
18–3450%
35–4928%
50–649%
65+2%

Tenure

15%
68%
Own outright4%
Own (mortgage)15%
Private rent68%
Social rent10%
Shared ownership3%

Ethnicity

18%
25%
35%
White British18%
White Other25%
Asian35%
Black12%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household72%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent68%
Social rent10%

vs. London

Income vs London+9.5%
Price vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
15
Local approval rate
83%
Borough approval rate
76%
Opportunity area
Royal Docks and Beckton Riverside
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2045

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
949
Largest scheme
854 homes · West End Car Park, Western Gateway, Canning Town, E16 1XL
Pipeline pressure
NONE

Named schemes (500m)

West End Car Park, Western Gateway, Canning Town, E16 1XL854 homes
completed
R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, WESTERN GATEWAY, E16 1AS330 homes
completed
CANNING TOWN TOWER BLOCKS, CANNING TOWN TOWER BLOCKS, MAPLIN ROAD, RADLAND ROAD, FREEMASONS ROAD, E16278 homes
completed
WE5. Royal Victoria Dock, WE5. Royal Victoria Dock, Western Gateway, Silvertown, E16 1AL224 homes
completed
Site We5b, Site We5b, Western Gateway, Canning Town, E16 1AD105 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.2%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Stamp Duty & Affordability Calculator

Stamp duty on median price (£422,000)

£8,600

Standard buyer

£0

First-time buyer

Save £8,600

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E16 1BA

Full postcodeE16 1BA
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.508883
Longitude0.023765
Parliamentary constituencyWest Ham and Beckton
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