Royal Victoria · Newham · West Ham and Beckton constituency · 51.50833, 0.01927

E16 1BL— Royal Victoria, Newham

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

Under-the-radar value

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 63/100Yield 5.75%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
70
Schools
100
Transport
63
Environment
65
Investment
64

The bottom line

E16 1BL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £333,750 median — a strong choice for Families.

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Location

E16 1BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-35.8% vs London avg
vs London income+9.5% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E16 1BL

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

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“Under-the-radar value”

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How E16 1BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hallsville Primary School

Outstanding · Inspected Jan 2023 · 6 min walk

KS2: 111.3

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 8 min walk

P8: -0.65A8: 44.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 12 min walk

6 primaries · 1 secondaries · 0 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.7km

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

£333,750

Median sale price

Bottom 25% — 36% below London median

£333,750 is 36% below the London median (£520,000)

-21.3%

This year

Flat

Dominant type

Price history

5-year change
-28.6%
Sales (24 months)8
New build0.0%
Avg flat£333,750
Price per m²£5,647/m²
Price per ft²£525/ft²
Avg floor area67.6 m²

EPC breakdown

B
61%
C
40%

Based on 101 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£4,188
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,200

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

7.3×

Price-to-income

£1,670/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£169,000
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully triple glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2026 · CAGR

+2.5%

Total change

+55%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.8%

per year

Acceleration

+76.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 161 sales

Property Type Mix

Total: 161 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£274k£238k-13.2%18.6
Help-to-Buy recovery2013–2016£335k£425k+27%6.2
Brexit uncertainty2017–2019£513k£555k+8.3%3.3
Pandemic surge2021–2021£468k£468k+0%7
Rate-rise correction2022–2023£331k£320k-3.3%6
Current market2024–2026£490k£425k-13.3%4.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
0.7%
District
3.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Royal Victoria DLR StationDLR line
1.2 min walk
Canning Town

Nearby stations

Royal Victoria DLR StationDLR
2 min walk
Custom House (for ExCel) DLR StationDLR
7 min walk
Custom House Rail StationElizabeth line
7 min walk
West Silvertown DLR StationDLR
8 min walk
Canning Town Underground StationJubilee
12 min walk
2 bus routes · 5 stops within 400m · 79 buses/hr peak

59

Walkability score

346

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria50 min ↑
Waterloo43 min ↑
Canary Wharf ★28 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

15

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park244m
Santander docks (800m)0
Nearest cycle dock1.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed496 Mbps
Median download449 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.7 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

COMMUNITY DERMATOLOGY CLINIC

63 APPLEBY ROAD, CANNING TOWN, E16 1LQ

5 min walk

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketLidl · 912 m
2 tennis courts2 sports halls

Nightlife (500m)

1

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)

1.1km

Post office

Nearby shops

Tesco Express11 m
Premier132 m
Nisa163 m
Abiglobal400 m

Nearby cafes

Caffe Fratelli33 m
Coffee Station112 m
Freight139 m
Airline Cafe and Diner191 m

Nearby restaurants

Fremantle Bar & Kitchen48 m
Heroica Lounge65 m
Al Masar106 m
Bonnane112 m

Nearby pubs

Oiler Bar246 m
Byrney’s Beach Bar309 m
Fox @ Excel441 m
La Barrique452 m

Nearby gyms

Resident's Gym42 m
Residents Gymnasium224 m
Sculpt & Sweat Studio240 m
Wakeup Docklands241 m

Nearby pharmacies

Day Lewis Pharmacy516 m

Nearby health

iCare Dental221 m
Appleby Community Dental Department337 m
Carpenter's Practice (St. Luke's Site)570 m
St Lukes' Medical Centre573 m
Food hygiene (5-star)63% of 71

Business

Local businesses registered here

Active businesses
29
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

CHELMSFORD DEVELOPMENTS LTD
CORNICA LTD
COVENT GARDEN SWEETS LTD
CURCON LTD
DOLFINAI LIMITED

+15 more

Investment

Investment grade, yield and market outlook

64

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

70.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,292m
Crossrail 2 route7,821m

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-35.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
4
Local approval rate
86%
Borough approval rate
76%
Historic landfill (400m)
1
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)
855
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
Excel Phase 2, WE1& WE2, west of, Excel Phase 2, WE1& WE2, west of, Seagull Lane, Northern side of Mace Gateway, North Woolwich, E16 1AL388 homes
completed
28-34, 28-34, Tidal Basin Road, Silvertown, E16 1AD360 homes
completed
R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, WESTERN GATEWAY, E16 1AS330 homes
completed
WE2 Royal Victoria Dock, WE2 Royal Victoria Dock, Seagull Lane, Western Gateway, Silvertown, E16 1AL241 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 (£333,750)

£4,188

Standard buyer

£0

First-time buyer

Save £4,188

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 1BL

Full postcodeE16 1BL
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.508331
Longitude0.019274
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