Beckton · Newham · West Ham and Beckton constituency · 51.50814, 0.07442

E16 2BX— Beckton, Newham

Location and area intelligence for E16 2BX, Beckton, Newham

High-connectivity investment target

 

Schools 100%Safety 61/100Transport 50/100Yield 4.21%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
58
Safety
61
Schools
95
Transport
50
Environment
61
Investment
62

The bottom line

E16 2BX offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Do you work from home?
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Location

E16 2BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+185.0% vs London avg

Deep-dive guides for E16 2BX

🛡️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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“High-connectivity investment target”

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How E16 2BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gallions Primary School

Outstanding · Inspected Oct 2023 · 8 min walk

KS2: 105.2

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 7 min walk

P8: -0.34A8: 43.9

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

185.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+105% vs borough

Crime by type

Other35%
Violence & sexual offences19%
Anti-social behaviour14%
Vehicle crime11%
Theft6%
Drug offences5%
Burglary5%
Robbery5%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.1km

Crime is +185% above London average

Property

Prices, sales volume and market trends

Avg floor area84.6 m²

EPC breakdown

B
30%

Based on 30 properties · Confidence: high

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£211,500
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,151
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Gallions Reach DLR StationDLR line
2.4 min walk
North Woolwich

Nearby stations

Gallions Reach DLR StationDLR
3 min walk
Cyprus DLR StationDLR
9 min walk
King George V DLR StationDLR
13 min walk
Beckton DLR StationDLR
14 min walk
North WoolwichNational Rail
16 min walk
No bus stops within 400m

53

Walkability score

258

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria58 min ↑
Waterloo52 min ↑
Canary Wharf ★37 min
City52 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)

19

EV chargers (800m)

Total spaces (800m)55
Nearest car park212m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Sportsdock at UEL
355m
🅿️
AVA Parking25 spaces
778m

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.1 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

THE PRACTICE ALBERT ROAD

KENNARD STREET HEALTH CENTRE, 76 ALBERT ROAD, E16 2DY

21 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 908 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 155 m
1 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)

1.1km

Post office

Nearby shops

Welcome Newham132 m
Extra Shop198 m
Campus shop643 m
Eastender Supermarket716 m

Nearby cafes

Starbucks165 m
The Well Bean Co.219 m
Costa766 m
Tesco Restaurant1.0 km

Nearby restaurants

Sad Meli Georgian Gastronomy & Raw Wines167 m
Creme & Crumble170 m
Mr Todiwala’s285 m
Café Spice Namasté291 m

Nearby pubs

Galyons Royal Docks175 m
Tereza Joanne613 m
University Gallery709 m

Nearby gyms

Pilates Vibes168 m
Phoenix Gym169 m
Sportsdock at UEL430 m
Aqua East450 m
Food hygiene (5-star)70% of 20

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

KAKU INFO LIMITED

Investment

Investment grade, yield and market outlook

62

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

47.9

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,755m
Crossrail 2 route11,244m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,229 nationally

1,766

Est. population

2,408/km²

66%

Employed

51%

Degree educated

£38,600

Median income

6.9%

Claimant rate

Inner cityLow densityRenters

25

Community stability

Age profile

26%
40%
21%
Under 1826%
18–3440%
35–4921%
50–649%
65+5%

Tenure

41%
41%
Own outright1%
Own (mortgage)10%
Private rent41%
Social rent41%
Shared ownership7%

Ethnicity

15%
17%
28%
24%
White British15%
White Other17%
Asian28%
Black24%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household54%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent41%
Private rent41%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
80%
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)
505
Largest scheme
818 homes · Phase 2, Ivax Quays, Phase 2, Ivax Quays, Albert Basin, Gallions Road, Beckton, E16 2QJ
Pipeline pressure
NONE

Named schemes (500m)

Phase 2, Ivax Quays, Phase 2, Ivax Quays, Albert Basin, Gallions Road, Beckton, E16 2QJ818 homes
completed
GALLIONS POINT SITE, GALLIONS POINT SITE, WOOLWICH MANOR WAY, E16709 homes
completed
Royal Albert Dock, Royal Albert Dock, Gallions Road, Beckton, E16 2QJ468 homes
completed
ROYAL QUAY, ROYAL QUAY, Armada Way, Silvertown, E16 2QJ446 homes
completed
Phase 1, Ivax Quays Albert Basin, Phase 1, Ivax Quays Albert Basin, Gallions Road, Beckton, E16 2QJ350 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

James Edward AsserLabour
Rohima RahmanLabour
Tonii WilsonLabour

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Key facts for E16 2BX

Full postcodeE16 2BX
Postcode districtE16
BoroughLondon Borough of Newham
WardBeckton
Latitude51.508142
Longitude0.074415
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