Royal Victoria · Newham · West Ham and Beckton constituency · 51.50833, 0.01472

E16 1US— Royal Victoria, Newham

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

 

Schools 100%Safety 73/100Transport 50/100Yield 3.75%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
73
Schools
100
Transport
50
Environment
64
Investment
58

The bottom line

E16 1US offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £512,500 median — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E16 1US

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-1.4% vs London avg
vs London income+9.5% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for E16 1US

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

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How E16 1US 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 · 7 min walk

KS2: 111.3

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 14 min walk

P8: +0.10A8: 49.0

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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.8 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 395.5%

-16% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime14%
Burglary9%
Theft6%
Drug offences6%
Robbery0%

Stop & search

4.9

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

8

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.9km

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

£512,500

Median sale price

1% below London median

£512,500 is 1% below the London median (£520,000)

+36.3%

This year

Flat

Dominant type

Price history

5-year change
+13.9%
Sales (24 months)8
New build0.0%
Avg flat£512,500
Price per m²£6,630/m²
Price per ft²£616/ft²
Avg floor area76.8 m²

EPC breakdown

B
98%
C
16%

Based on 114 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

Stamp duty

Standard buyer£13,125
First-time buyerFTB
£4,375
Additional propertyBTL/2nd
£28,500

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

11.1×

Price-to-income

£2,564/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£192,000
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsSystem built, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+1.9%

Total change

+18%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.4%

per year

Acceleration

+61.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 122 sales

Property Type Mix

Total: 122 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£504k£504k+0%72
Brexit uncertainty2017–2019£492k£478k-2.9%8.7
Pandemic surge2020–2021£450k£450k+0%4.5
Rate-rise correction2022–2023£505k£559k+10.6%3.5
Current market2024–2025£430k£595k+38.4%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
1.9%
District
2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
3 min walk
Canning Town

Nearby stations

Royal Victoria DLR StationDLR
4 min walk
Canning Town Underground StationJubilee
9 min walk
Canning Town DLR StationDLR
10 min walk
West Silvertown DLR StationDLR
10 min walk
Custom House (for ExCel) DLR StationDLR
11 min walk
No bus stops within 400m

49

Walkability score

359

Footpaths (500m)

1

Santander docks (800m)

0.7 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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)10
Nearest car park81m
Santander docks (800m)1
Nearest cycle dock0.7 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 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

4 min walk

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

11

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

9

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketLidl · 739 m
1 swimming pools3 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)

1.3km

Post office

Nearby shops

Tesco Express320 m
Jelena’s Cake342 m
Abiglobal432 m
Premier447 m

Nearby cafes

Freight206 m
Wallbrook Gardens261 m
Perky Blenders x Goodvibes263 m
Coffee Station265 m

Nearby restaurants

Nakhon Thai Waterfront276 m
La Nonna Lina278 m
Heroica Lounge289 m
Fremantle Bar & Kitchen363 m

Nearby pubs

Oiler Bar279 m
Byrney’s Beach Bar307 m
Taylor's of Goodluck Hope Bar & Deli521 m
Streeties539 m

Nearby gyms

Sculpt & Sweat Studio77 m
Peacock Gym178 m
Resident's Gym282 m
Luv Yourself Space327 m

Nearby pharmacies

Berg's Pharmacy938 m
Osbon Pharmacy1.2 km

Nearby health

iCare Dental102 m
Appleby Community Dental Department362 m
Carpenter's Practice (St. Luke's Site)416 m
St Lukes' Medical Centre420 m
Food hygiene (5-star)65% of 83

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ALAGOZ CONSULTANCY LIMITED
ANG DRYWALL LIMITED
DTS ALPHA LIMITED
MONSTERCLICKS MUSIC LIMITED
MY GLOBAL TRADE LTD

+5 more

Investment

Investment grade, yield and market outlook

58

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
3.8% (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 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

79

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,140m
Crossrail 2 route7,557m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,250 nationally

1,437

Est. population

7,869/km²

86%

Employed

80%

Degree educated

£46,000

Median income

3.3%

Claimant rate

SuburbanHigh densityRenters

20

Community stability

Age profile

67%
23%
Under 187%
18–3467%
35–4923%
50–643%
65+1%

Tenure

22%
71%
Own outright5%
Own (mortgage)22%
Private rent71%
Social rent2%
Shared ownership1%

Ethnicity

17%
34%
30%
White British17%
White Other34%
Asian30%
Black7%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine7%
No car household77%
Unemployed5%
No qualifications3%

Housing tenure (Census 2021)

Private rent71%
Social rent2%

vs. London

Income vs London+9.5%
Price vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
4
Local approval rate
33%
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
975 homes · Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED
Pipeline pressure
NONE

Named schemes (500m)

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
Former Goswell Bakeries And Vacant Warehouses Site, Former Goswell Bakeries And Vacant Warehouses Site, Caxton Street North, Jude Street, Hoy Street, North Canning Town, E16 1JN336 homes
completed
Land bounded by, Land bounded by, Shirley Street, St Luke's Square, Jude Street, Turner Street, Canning Town, E16 1HU162 homes
completed
Site We8, The Pumping Station Site, Site We8, The Pumping Station Site, Tidal Basin Road, Silvertown, E16 1AD161 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 (£512,500)

£13,125

Standard buyer

£4,375

First-time buyer

Save £8,750

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 1US

Full postcodeE16 1US
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.508329
Longitude0.014720
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