Royal Albert · Newham · West Ham and Beckton constituency · 51.50262, 0.04762

E16 2DN— Royal Albert, Newham

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

 

Schools 100%Safety 70/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
70
Schools
90
Transport
53
Environment
65
Investment
45

The bottom line

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

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Location

E16 2DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+39.0% vs London avg

Deep-dive guides for E16 2DN

🛡️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 2DN 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 · 0 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 5 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

Low crime

90.1 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 351.4%

-0% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Drug offences11%
Anti-social behaviour10%
Vehicle crime8%
Robbery6%
Theft5%
Burglary4%

Stop & search

4.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

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 · 313m

Crime is +39% 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£3,181/m²
Price per ft²£295/ft²
Avg floor area78.6 m²

EPC breakdown

C
6%
D
18%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Terraced 63%Flat 38%

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£196,500
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 CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+4.7%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.1%

per year

Acceleration

-92.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Terraced64.3%
Flat/maisonette35.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£76k£76k+0%2
Post-dot-com plateau2001–2004£96k£143k+49%1.2
Pre-crash peak2006–2006£145k£145k+0%3
GFC & correction2010–2010£230k£230k+0%1
Rate-rise correction2023–2023£368k£368k+0%2
Current market2026–2026£250k£250k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
14.4%
District
14.6%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
1.4 min walk
Silvertown & City Airport

Nearby stations

London City Airport DLR StationDLR
1 min walk
Silvertown & City AirportNational Rail
2 min walk
Royal Albert DLR StationDLR
8 min walk
Beckton Park DLR StationDLR
11 min walk
King George V DLR StationDLR
13 min walk
1 bus routes · 6 stops within 400m · 112 buses/hr peak

49

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

3.0 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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)100
Nearest car park137m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
London City Airport Long Stay· yes
553m

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 waterMEDIUM
Medium
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: 8.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.6 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 · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketJiamart · 1.2 km
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)

1.3km

Post office

Nearby shops

The Corner Shop87 m
Londis115 m
WHSmith193 m
Naeems748 m

Nearby cafes

Big Penny Brews193 m
Caffè Nero209 m
The Dockside689 m
Cafe Bonnane713 m

Nearby restaurants

The Girl of Sandwich83 m
Dhalchi115 m
Kam's Kitchen120 m
Pizzaza Pizza126 m

Nearby pubs

Juniper&Co220 m
Henley Arms694 m
Fox@Connaught894 m
Le Wouri1.2 km

Nearby gyms

Connaught Heights Gym628 m
Royal Docks Watersports Centre721 m
The Reach976 m
Food hygiene (5-star)68% of 31

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

D APRODU LTD
ENIOLA AYOOLUWA SERVICES LTD
GDS BUILDING LTD
ICE BOX SHOPPING LTD
PEBBLE'S PUBS LTD

+3 more

Investment

Investment grade, yield and market outlook

45

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,945m
Crossrail 2 route9,835m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,043 nationally

1,753

Est. population

3,320/km²

61%

Employed

46%

Degree educated

9.9%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

31

Community stability

Age profile

27%
31%
23%
14%
Under 1827%
18–3431%
35–4923%
50–6414%
65+5%

Tenure

13%
36%
41%
Own outright7%
Own (mortgage)13%
Private rent37%
Social rent41%
Shared ownership2%
Rent free0%

Ethnicity

19%
14%
24%
33%
White British19%
White Other14%
Asian24%
Black33%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household51%
Unemployed9%
No qualifications17%

Housing tenure (Census 2021)

Social rent41%
Private rent36%

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)
1
Planning apps (3 years)
3
Local approval rate
0%
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
140 homes · Ibis Budget London City Airport, North Woolwich Road, Silvertown, E16 2EE
Pipeline pressure
NONE

Named schemes (500m)

SITE OF ST MARY & ST EDWARDS CHURCH, SITE OF ST MARY & ST EDWARDS CHURCH, KENNARD STREET, E1647 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
PLAYGROUND SITE, PLAYGROUND SITE, NEWLAND STREET, E1616 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 2DN

Full postcodeE16 2DN
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.502624
Longitude0.047623
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