Royal Victoria · Newham · West Ham and Beckton constituency · 51.50005, 0.03832

E16 2EQ— Royal Victoria, Newham

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 52/100Yield 4.71%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
70
Schools
90
Transport
52
Environment
65
Investment
60

The bottom line

E16 2EQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £407,500 median — a strong choice for Families.

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Location

E16 2EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-21.6% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E16 2EQ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E16 2EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Windrush Charlton Primary School

Not yet inspected · 12 min walk

★★

Secondary

Royal Greenwich Trust School

Good · Inspected Oct 2022 · 12 min walk

P8: -0.29A8: 40.0

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

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 18 min walk

4 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LCY Airfield Fire Station · 622m

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

£407,500

Median sale price

22% below London median

£407,500 is 22% below the London median (£520,000)

+25.8%

This year

Flat

Dominant type

Price history

5-year change
-8.8%
Sales (24 months)10
New build0.0%
Avg flat£407,500
Price per m²£4,429/m²
Price per ft²£412/ft²
Avg floor area90.6 m²

EPC breakdown

B
39%
C
38%
D
2%

Based on 79 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£7,875
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,100

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

£2,039/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£226,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
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

2003–2025 · CAGR

+0.5%

Total change

+12%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+72.29

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 135 sales

Property Type Mix

Total: 135 sales

Terraced0.7%
Flat/maisonette99.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£376k£440k+17%36
Pre-crash peak2005–2007£455k£360k-20.9%5.7
GFC & correction2008–2012£399k£370k-7.2%2
Help-to-Buy recovery2013–2016£380k£475k+25%4
Brexit uncertainty2017–2019£465k£455k-2.2%2.7
Rate-rise correction2022–2022£1.20m£1.20m+0%1
Current market2024–2025£400k£423k+5.6%6.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.3% alpha

Flat/maisonette-3.3% α
Local
0.5%
District
3.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing16
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Pontoon Dock DLR StationDLR line
5.2 min walk
Silvertown & City Airport

Nearby stations

Silvertown & City AirportNational Rail
7 min walk
London City Airport DLR StationDLR
10 min walk
Prince Regent DLR StationDLR
13 min walk
Royal Albert DLR StationDLR
13 min walk
West Silvertown DLR StationDLR
14 min walk
No bus stops within 400m

40

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

2.4 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)122
Nearest car park45m
Santander docks (800m)0
Nearest cycle dock2.4 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 waterLOW
Low
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.3 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

VIA GREENWICH

821 WOOLWICH ROAD, CHARLTON, SE7 8LJ

12 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Windjammer (511 m)

Nearest supermarketJiamart · 548 m
3 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)

605m

Post office

Nearby shops

Naeems252 m
Nisa Local274 m
Azuolas594 m
Londis600 m

Nearby cafes

Cafe Bonnane253 m
With Milk354 m
Starbucks541 m
Little Hudson Cafe559 m

Nearby restaurants

Chicken Hub251 m
Creams528 m
Pizzaza Pizza581 m
Kam's Kitchen587 m

Nearby pubs

The Windjammer511 m
Tattoo Bar684 m
Forge928 m
Fox@Connaught977 m

Nearby gyms

Connaught Heights Gym255 m
Teamsport London Docklands674 m
The Reach690 m
Royal Docks Watersports Centre860 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic602 m

Nearby health

Pontoon Dock Health Centre594 m
Royal Wharf Dental605 m
Royal Wharf Clinic627 m
Food hygiene (5-star)45% of 20

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ANIMESH LTD
APOLLO AI LTD
BIG BOYS DEVELOPERS LIMITED
COBRA & HORSES HOLDING LIMITED
HINDLEY PROPERTY LIMITED

+13 more

Investment

Investment grade, yield and market outlook

60

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

52.2

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,288m
Crossrail 2 route9,432m

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

Inner cityMedium 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

Price vs London-21.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
5
Planning apps (3 years)
3
Local approval rate
60%
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)
140
Largest scheme
765 homes · Barrier Park East, Barrier Park East, North Woolwich Road, Silvertown, E16
Pipeline pressure
NONE

Named schemes (500m)

Barrier Park East, Barrier Park East, North Woolwich Road, Silvertown, E16765 homes
completed
THAMES BARRIER LANDS, THAMES BARRIER LANDS, NORTH WOOLWICH ROAD, E16500 homes
completed
Royal Docks Service Station, North Woolwich Road, Silvertown295 homes
completed
Barrier Park East Phases 3 & 4, Barrier Park East Phases 3 & 4, North Woolwich Road, Silvertown, E16 2269 homes
completed
WARDS WHARF, WARDS WHARF, THAMES ROAD, E16250 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 (£407,500)

£7,875

Standard buyer

£0

First-time buyer

Save £7,875

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 2EQ

Full postcodeE16 2EQ
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.500052
Longitude0.038316
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