Royal Albert · Newham · West Ham and Beckton constituency · 51.50268, 0.04453

E16 2AD— Royal Albert, Newham

Location and area intelligence for E16 2AD, Royal Albert, Newham

 

Schools 100%Safety 59/100Transport 53/100Yield 4.21%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
59
Safety
59
Schools
90
Transport
53
Environment
64
Investment
55

The bottom line

E16 2AD offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Do you have or plan to have school-age children?
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Location

E16 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+147.0% vs London avg

Deep-dive guides for E16 2AD

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

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Postcode Personality

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How E16 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Drew Primary School

Good · Inspected Jan 2023 · 2 min walk

KS2: 104.0

★★

Secondary

Royal Greenwich Trust School

Good · Inspected Oct 2022 · 14 min walk

P8: -0.29A8: 40.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 322.8%

+77% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime12%
Theft12%
Burglary7%
Drug offences5%
Robbery4%

Stop & search

4.0

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LCY Airfield Fire Station · 188m

Crime is +147% above London average

Property

Prices, sales volume and market trends

Avg floor area55.8 m²

EPC breakdown

C
5%

Based on 5 properties · Confidence: low

Street mix

Flat 100%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£139,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2021 · CAGR

+3.5%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

+54.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£125k£125k+0%1
Pre-crash peak2007–2007£175k£175k+0%1
Help-to-Buy recovery2013–2016£65k£243k+273.8%1
Brexit uncertainty2019–2019£177k£177k+0%1
Pandemic surge2021–2021£225k£225k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
London City AirportDLR line
3.6 min walk
Silvertown & City Airport

Nearby stations

Silvertown & City AirportNational Rail
2 min walk
London City Airport DLR StationDLR
4 min walk
Royal Albert DLR StationDLR
8 min walk
Beckton Park DLR StationDLR
12 min walk
Prince Regent DLR StationDLR
13 min walk
No bus stops within 400m

36

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria46 min ↑
Waterloo39 min ↑
Canary Wharf ★26 min
City37 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

19

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)100
Nearest car park78m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
ExCeL· yes
688m
🅿️
ExCeL· yes
706m
🅿️
Fox@Connaught· no
734m
🅿️
Premier Inn· yes
754m
🅿️
London City Airport Long Stay· yes
768m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.5 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

HEALTH VISITORS LONDON BOROUGH OF NEWHAM

3RD FLOOR EASTWING NEWHAM, 1000 DOCKSIDE ROAD, E16 2QU

7 min walk

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Juniper&Co (407 m)

Nearest supermarketJiamart · 956 m
2 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)

1.2km

Post office

Nearby shops

Londis101 m
The Corner Shop169 m
WHSmith390 m
Naeems534 m

Nearby cafes

Big Penny Brews355 m
Caffè Nero402 m
Cafe Bonnane499 m
The Dockside588 m

Nearby restaurants

Pizzaza Pizza108 m
Kam's Kitchen116 m
Dhalchi123 m
The Girl of Sandwich175 m

Nearby pubs

Juniper&Co407 m
Fox@Connaught769 m
Forge871 m

Nearby gyms

Connaught Heights Gym413 m
Royal Docks Watersports Centre601 m
The Reach926 m
Food hygiene (5-star)63% of 40

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KOJO B SERVICES LTD

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

51.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,797m
Crossrail 2 route9,646m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,179 nationally

1,504

Est. population

3,697/km²

66%

Employed

51%

Degree educated

7.3%

Claimant rate

SuburbanMedium densityMixed

34

Community stability

Age profile

24%
32%
25%
17%
Under 1824%
18–3432%
35–4925%
50–6417%
65+4%

Tenure

18%
31%
45%
Own outright4%
Own (mortgage)18%
Private rent32%
Social rent46%
Shared ownership1%

Ethnicity

26%
14%
22%
26%
White British26%
White Other14%
Asian22%
Black26%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine19%
No car household51%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent46%
Private rent32%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
80%
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)
141
Largest scheme
295 homes · Royal Docks Service Station, North Woolwich Road, Silvertown
Pipeline pressure
NONE

Named schemes (500m)

Royal Docks Service Station, North Woolwich Road, Silvertown295 homes
completed
Ibis Budget London City Airport, North Woolwich Road, Silvertown, E16 2EE140 homes
completed
28-30, 28-30, CONNAUGHT ROAD, E16 2RP37 homes
completed
NOS. N/K, NOS. N/K, ALBERT ROAD, MILK STREET, E1624 homes
completed
FORMER BAPTIST CHURCH AND PARTS OF, FORMER BAPTIST CHURCH AND PARTS OF, SAVILLE ROAD, LEONARD STREET, E1619 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
32.8%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Ann Rosemarie EasterLabour and Co-operative Party
Anthony McAlmontLabour and Co-operative Party

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Key facts for E16 2AD

Full postcodeE16 2AD
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.502678
Longitude0.044528
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
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TfL
Transport
for London
NHS
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Agency
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