Royal Victoria · Newham · West Ham and Beckton constituency · 51.50525, 0.02509

E16 1TZ— Royal Victoria, Newham

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

 

Top 10% LondonSchools 100%Safety 67/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
67
Schools
90
Transport
62
Environment
63
Investment
50

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E16 1TZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E16 1TZ meets your needs.

Location

E16 1TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+71.0% vs London avg

Deep-dive guides for E16 1TZ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E16 1TZ with:

Postcode Personality

🎓 School Smart🔒 Very Safe
Share:WhatsAppShare on X

How E16 1TZ 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 · 2 min walk

KS2: 106.3

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 1 min walk

P8: -0.65A8: 44.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 14 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

111.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1107.7%

+23% vs borough

Crime by type

Other27%
Anti-social behaviour20%
Violence & sexual offences19%
Theft10%
Vehicle crime10%
Drug offences6%
Robbery6%
Burglary3%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.8km

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,629/m²
Price per ft²£616/ft²
Avg floor area87.8 m²

EPC breakdown

B
2%
C
27%
D
3%

Based on 32 properties · Confidence: high

Street mix

Terraced 48%Detached 1%Flat 51%

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£219,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1999–2026 · CAGR

+4.4%

Total change

+220%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.6%

per year

Acceleration

+86.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 79 sales

Property Type Mix

Total: 79 sales

Detached1.3%
Terraced48.1%
Flat/maisonette50.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£181k£169k-6.9%15.5
Post-dot-com plateau2001–2004£189k£245k+30%2.5
Pre-crash peak2005–2007£263k£351k+33.5%4
GFC & correction2009–2011£267k£297k+11.4%2.3
Help-to-Buy recovery2013–2015£374k£510k+36.4%2.7
Brexit uncertainty2018–2019£485k£575k+18.5%1.5
Pandemic surge2020–2021£604k£611k+1.2%2
Rate-rise correction2022–2022£578k£578k+0%2
Current market2024–2026£380k£580k+52.6%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Weakest performer

Terraced

-2.4% alpha

Flat/maisonette-1.5% α
Local
3.7%
District
5.2%
Terraced-2.4% α
Local
5.8%
District
8.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
West Silvertown DLR StationDLR line
4 min walk
Charlton

Nearby stations

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

50

Walkability score

218

Footpaths (500m)

0

Santander docks (800m)

1.4 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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)21
Nearest car park376m
Santander docks (800m)0
Nearest cycle dock1.4 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: 6.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.2 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

11 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.9 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

186

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Pyramid (368 m)

Nearest supermarketJiamart · 565 m
2 tennis courts1 swimming pools1 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)

552m

Post office

Nearby shops

Britannia Village Market80 m
Budgens89 m
Sweeties110 m
Nisa406 m

Nearby cafes

Costa349 m
Delice de france350 m
Airline Cafe and Diner392 m
Starbucks Excel433 m

Nearby restaurants

So! Restaurant Bar77 m
Waterfront258 m
Panini pronti330 m
8slices Pizzeria338 m

Nearby pubs

The Pyramid368 m
Fox @ Excel399 m
La Barrique413 m
Tattoo Bar454 m

Nearby gyms

Residents Gymnasium320 m
Wakeup Docklands479 m
Resident's Gym572 m
Royal Wharf Pool631 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic554 m
Day Lewis Pharmacy611 m

Nearby health

Royal Wharf Clinic492 m
Pontoon Dock Health Centre514 m
Royal Wharf Dental527 m
iCare Dental727 m
Food hygiene (5-star)69% of 100

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

31 MABLEY STREET LIMITED
ACTSOW THE FILM LTD
AND MRS THE FILM LTD
HEATHER FILM UK LTD
HIMALAYAN HERITAGE WELLNESS UK LIMITED

+1 more

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

70.9

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,190m
Crossrail 2 route8,347m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,789 nationally

1,412

Est. population

17,590/km²

81%

Employed

65%

Degree educated

4.6%

Claimant rate

SuburbanVery high densityRenters

29

Community stability

Age profile

19%
37%
31%
Under 1819%
18–3437%
35–4931%
50–649%
65+4%

Tenure

27%
56%
Own outright11%
Own (mortgage)27%
Private rent56%
Social rent5%
Shared ownership2%
Rent free0%

Ethnicity

23%
34%
27%
White British23%
White Other34%
Asian27%
Black8%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household45%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent56%
Social rent5%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
20
Local approval rate
87%
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)
1718
Largest scheme
3383 homes · Minoco Wharf, Minoco Wharf, North Woolwich Road, Silvertown, E16 2BG
Pipeline pressure
NONE

Named schemes (500m)

R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, WESTERN GATEWAY, E16 1AS330 homes
completed
Royal Wharf, plot 20, Royal Wharf, plot 20, North Woolwich Road, Silvertown, E16 2BG324 homes
completed
Royal Wharf, plot 24, Royal Wharf, plot 24, North Woolwich Road, Newham, E16 2BG198 homes
completed
Site We5b, Site We5b, Western Gateway, Canning Town, E16 1AD105 homes
completed
Warehouses N, Warehouses N, Royal Victoria Dock, Silvertown, E16104 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

Live in E16 1TZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E16 1TZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E16 1TZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E16 1TZ

Full postcodeE16 1TZ
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.505246
Longitude0.025088
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