Royal Victoria · Newham · West Ham and Beckton constituency · 51.50100, 0.03797

E16 2EX— Royal Victoria, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 54/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
90
Transport
54
Environment
65
Investment
52

The bottom line

E16 2EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E16 2EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime-15.0% vs London avg

Deep-dive guides for E16 2EX

🛡️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

“The practical family move”

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How E16 2EX 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 · 8 min walk

KS2: 104.0

★★

Secondary

Royal Docks Academy

Good · Inspected Sept 2021 · 14 min walk

P8: -0.28A8: 41.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.2 incidents per 1,000 residents

Better than 58% of London
↑ Rising 333.3%

-39% vs borough

Crime by type

Other27%
Violence & sexual offences26%
Anti-social behaviour23%
Vehicle crime10%
Drug offences5%
Theft5%
Burglary3%
Robbery1%

Stop & search

0.7

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 · 563m

Crime is 15% below 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£4,822/m²
Price per ft²£448/ft²
Avg floor area68 m²

EPC breakdown

B
33%
C
37%
D
5%
E
1%

Based on 76 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£170,000
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 DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+3.8%

Total change

+136%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.5%

per year

Acceleration

+14.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 132 sales

Property Type Mix

Total: 132 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£176k£258k+46.3%23.3
Pre-crash peak2006–2007£250k£288k+15%5.5
GFC & correction2008–2012£311k£500k+60.8%2.3
Help-to-Buy recovery2013–2016£232k£410k+77.1%6
Brexit uncertainty2017–2019£371k£320k-13.7%3
Pandemic surge2021–2021£430k£430k+0%2
Rate-rise correction2022–2022£284k£284k+0%4
Current market2024–2025£323k£415k+28.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
1.3%
District
4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
4.3 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
12 min walk
Royal Albert DLR StationDLR
12 min walk
West Silvertown DLR StationDLR
14 min walk
No bus stops within 400m

44

Walkability score

208

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

18

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)130
Nearest car park97m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
ExCeL· yes
753m
🅿️
ExCeL· yes
792m

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 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
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 — 1.4 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

13 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

1

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Windjammer (513 m)

Nearest supermarketJiamart · 500 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)

567m

Post office

Nearby shops

Naeems147 m
Nisa Local170 m
Azuolas563 m
Londis582 m

Nearby cafes

Cafe Bonnane145 m
With Milk295 m
Starbucks488 m
Little Hudson Cafe514 m

Nearby restaurants

Chicken Hub144 m
Creams524 m
Royal Wharf Fish & Chips558 m
Pizzaza Pizza569 m

Nearby pubs

The Windjammer513 m
Tattoo Bar635 m
Forge819 m
Fox@Connaught874 m

Nearby gyms

Connaught Heights Gym155 m
Royal Docks Watersports Centre763 m
Teamsport London Docklands769 m
Royal Wharf Clubhouse771 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic563 m

Nearby health

Pontoon Dock Health Centre541 m
Royal Wharf Dental560 m
Royal Wharf Clinic576 m
Food hygiene (5-star)55% of 22

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ARCH 26 LTD
CATATEL LTD
MONAHI LTD
MONAIFE LTD
NAGEL CONSULTING LTD

+4 more

Investment

Investment grade, yield and market outlook

52

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

77.6

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,349m
Crossrail 2 route9,354m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,876 nationally

1,414

Est. population

30,000/km²

77%

Employed

66%

Degree educated

3.1%

Claimant rate

Inner cityVery high densityYoung professionals

25

Community stability

Age profile

21%
42%
28%
Under 1821%
18–3442%
35–4928%
50–648%
65+2%

Tenure

21%
51%
16%
Own outright5%
Own (mortgage)21%
Private rent51%
Social rent16%
Shared ownership7%

Ethnicity

18%
25%
27%
18%
White British18%
White Other25%
Asian27%
Black18%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household58%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent51%
Social rent16%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
57%
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)
1
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

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Key facts for E16 2EX

Full postcodeE16 2EX
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.501003
Longitude0.037969
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