Royal Victoria · Newham · West Ham and Beckton constituency · 51.50824, 0.02158

E16 1BN— Royal Victoria, Newham

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

 

Top 5% LondonSchools 100%Safety 70/100Transport 63/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
77
Safety
70
Schools
90
Transport
63
Environment
64
Investment
55

The bottom line

E16 1BN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E16 1BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E16 1BN

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

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How E16 1BN 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 11 min walk

7 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.6km

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E16 district median

£456,250

Based on 978 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£5,207/m²
Price per ft²£484/ft²
Avg floor area57.3 m²

EPC breakdown

B
40%
C
56%
D
4%

Based on 100 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£143,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, 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

2008–2026 · CAGR

+-0.8%

Total change

-14%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.5%

per year

Acceleration

-40.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 158 sales

Property Type Mix

Total: 158 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£264k£200k-24.2%17.2
Help-to-Buy recovery2013–2016£275k£630k+129.1%10
Brexit uncertainty2017–2019£310k£423k+36.3%3.7
Pandemic surge2020–2021£398k£396k-0.4%3.5
Rate-rise correction2022–2023£375k£383k+2.1%5
Current market2025–2026£383k£228k-40.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
-0.8%
District
1.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position100

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
2.8 min walk
Canning Town

Nearby stations

Royal Victoria DLR StationDLR
3 min walk
Custom House (for ExCel) DLR StationDLR
5 min walk
Custom House Rail StationElizabeth line
5 min walk
West Silvertown DLR StationDLR
8 min walk
Prince Regent DLR StationDLR
11 min walk
2 bus routes · 8 stops within 400m · 62 buses/hr peak

59

Walkability score

271

Footpaths (500m)

0

Santander docks (800m)

1.2 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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)26
Nearest car park85m
Santander docks (800m)0
Nearest cycle dock1.2 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: 6.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.6 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

7 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 · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Fox @ Excel (285 m)

Nearest supermarketJiamart · 975 m
2 tennis courts1 sports halls

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)

964m

Post office

Nearby shops

Nisa7 m
Premier29 m
Tesco Express156 m
B J Wines403 m

Nearby cafes

Airline Cafe and Diner31 m
Caffe Fratelli192 m
Coffee Station248 m
Freight292 m

Nearby restaurants

Al Masar71 m
Bonnane73 m
8slices Pizzeria85 m
Fremantle Bar & Kitchen113 m

Nearby pubs

Fox @ Excel285 m
La Barrique297 m
Oiler Bar351 m
The Pyramid394 m

Nearby gyms

Residents Gymnasium95 m
Resident's Gym198 m
Wakeup Docklands315 m
Sculpt & Sweat Studio399 m

Nearby pharmacies

Day Lewis Pharmacy395 m
Royal Docks Pharmacy and Travel Clinic966 m

Nearby health

iCare Dental381 m
Appleby Community Dental Department433 m
Carpenter's Practice (St. Luke's Site)697 m
St Lukes' Medical Centre699 m
Food hygiene (5-star)70% of 110

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

CONTROL SECURE INSURE (C.S.I.) LIMITED
FLITS MAINTENANCE LIMITED
MERRILLS ELECTRIC LTD
STIEGA LIMITED
TAZA FARMS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

55

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

79.6

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 route5,360m
Crossrail 2 route7,962m

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%

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)
17
Planning apps (3 years)
14
Local approval rate
82%
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)
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
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
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
WE5. Royal Victoria Dock, WE5. Royal Victoria Dock, Western Gateway, Silvertown, E16 1AL224 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

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Key facts for E16 1BN

Full postcodeE16 1BN
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.508238
Longitude0.021575
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