Royal Victoria · Newham · West Ham and Beckton constituency · 51.50311, 0.02610

E16 2AN— Royal Victoria, Newham

Location and area intelligence for E16 2AN, Royal Victoria, Newham

 

Top 10% LondonSchools 100%Safety 67/100Transport 63/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
67
Schools
90
Transport
63
Environment
68
Investment
51

The bottom line

E16 2AN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E16 2AN

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 2AN

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How E16 2AN 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 · 1 min walk

KS2: 106.3

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 2 min walk

P8: -0.65A8: 44.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 17 min walk

2 primaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.8km

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,730/m²
Price per ft²£625/ft²
Avg floor area84.3 m²

EPC breakdown

C
9%
D
19%
E
5%
F
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 88%Flat 10%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£210,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+8.9%

Total change

+1200%

Market Activity

Price Velocity & Acceleration

Current Velocity

+80.6%

per year

Acceleration

+119.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 53 sales

Property Type Mix

Total: 53 sales

Terraced88.7%
Flat/maisonette11.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£105k+110%2
Post-dot-com plateau2001–2004£121k£177k+46.3%2
Pre-crash peak2005–2007£188k£325k+73.3%3.3
GFC & correction2008–2011£265k£192k-27.5%2.5
Help-to-Buy recovery2014–2015£220k£350k+59.1%3
Brexit uncertainty2019–2019£400k£400k+0%1
Pandemic surge2020–2021£440k£460k+4.5%2
Rate-rise correction2023–2023£588k£588k+0%1
Current market2024–2025£360k£650k+80.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2% alpha

Terraced+2% α
Local
9.1%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

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
2.7 min walk
Charlton

Nearby stations

West Silvertown DLR StationDLR
3 min walk
Custom House (for ExCel) DLR StationDLR
9 min walk
Custom House Rail StationElizabeth line
9 min walk
Royal Victoria DLR StationDLR
11 min walk
Prince Regent DLR StationDLR
11 min walk
No bus stops within 400m

53

Walkability score

322

Footpaths (500m)

0

Santander docks (800m)

1.5 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)16
Nearest car park272m
Santander docks (800m)0
Nearest cycle dock1.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 46%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.9 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

CUSTOM HOUSE SURGERY

16 FREEMASONS ROAD, CANNING TOWN, E16 3NA

14 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 2.0 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

150

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketJiamart · 367 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

330m

Post office

Nearby shops

Itsa Oriental Market181 m
Budgens194 m
Royal Wharf Supermarket216 m
Sweeties241 m

Nearby cafes

T4 Tea For U338 m
Little Hudson Cafe360 m
Starbucks373 m
22nd Coffee402 m

Nearby restaurants

So! Restaurant Bar260 m
Keonbae Barbeque & Beer326 m
Kaboom327 m
S’more342 m

Nearby pubs

Tattoo Bar236 m
The Windjammer532 m
The Pyramid578 m
Fox @ Excel635 m

Nearby gyms

Royal Wharf Pool386 m
Royal Wharf Clubhouse395 m
Residents Gymnasium556 m
Wakeup Docklands639 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic333 m
Day Lewis Pharmacy847 m

Nearby health

Royal Wharf Clinic288 m
Royal Wharf Dental316 m
Pontoon Dock Health Centre320 m
Food hygiene (5-star)74% of 90

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ENGYAO LIMITED
EUROPIA TRAVEL UK LTD
MADA EUROPE LIMITED
MORAR & SON'S LTD

Investment

Investment grade, yield and market outlook

51

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

12/100

Velocity score

Future outlook

76.4

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 route5,028m
Crossrail 2 route8,537m

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
12
Local approval rate
94%
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)
769
Largest scheme
3383 homes · Minoco Wharf, Minoco Wharf, North Woolwich Road, Silvertown, E16 2BG
Pipeline pressure
NONE

Named schemes (500m)

Minoco Wharf, Minoco Wharf, North Woolwich Road, Silvertown, E16 2BG3383 homes
completed
Deanston Wharf, Deanston Wharf, Bradfield Road, Silvertown, E16 2AX769 homes
completed
Minoco Wharf plots 11, 12, 15 & 22, Minoco Wharf plots 11, 12, 15 & 22, North Woolwich Road, E16 2BG579 homes
completed
Royal Wharf plots 01, 03 & 09, Royal Wharf plots 01, 03 & 09, Woolwich Road, Silvertown, Newham, E16 2BG492 homes
completed
Royal Wharf plots 13 & 14a, Royal Wharf plots 13 & 14a, North Woolwich Road, E16 2BG326 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 2AN

Full postcodeE16 2AN
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.503115
Longitude0.026104
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