Royal Albert · Newham · West Ham and Beckton constituency · 51.50655, 0.07172

E16 2FF— Royal Albert, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 49/100Yield 5.30%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
95
Transport
49
Environment
62
Investment
56

The bottom line

E16 2FF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £362,000 median — a strong choice for Families.

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Location

E16 2FF

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 avg price-30.4% vs London avg
vs London income-8.1% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E16 2FF

🛡️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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“The practical family move”

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How E16 2FF 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 · 9 min walk

KS2: 105.2

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 5 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.5 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+0% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime11%
Theft8%
Drug offences6%
Burglary6%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Woolwich Fire Station · 1.9km

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£362,000

Median sale price

Bottom 25% — 30% below London median

£362,000 is 30% below the London median (£520,000)

+24.3%

This year

Flat

Dominant type

Price history

5-year change
+16.5%
Sales (24 months)5
New build0.0%
Avg flat£362,000
Price per m²£4,885/m²
Price per ft²£454/ft²
Avg floor area72.7 m²

EPC breakdown

B
10%
C
35%
D
8%

Based on 53 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£5,600
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,460

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

9.4×

Price-to-income

£1,811/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£181,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,151
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2025 · CAGR

+2.5%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.6%

per year

Acceleration

-22.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 79 sales

Property Type Mix

Total: 79 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2011£250k£285k+14%28.5
Help-to-Buy recovery2013–2016£200k£360k+80%2.5
Brexit uncertainty2018–2019£425k£310k-27.1%2
Pandemic surge2020–2020£395k£395k+0%2
Rate-rise correction2023–2023£370k£370k+0%1
Current market2024–2025£410k£362k-11.6%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
2.5%
District
4.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

51

Walkability score

213

Footpaths (500m)

0

Santander docks (800m)

4.6 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

10

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)59
Nearest car park22m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Sportsdock at UEL
200m
🅿️
AVA Parking25 spaces
615m

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 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

THE PRACTICE ALBERT ROAD

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

18 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 924 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 226 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

888m

Post office

Nearby shops

Extra Shop64 m
Welcome Newham188 m
Campus shop465 m
Zainab Express609 m

Nearby cafes

Starbucks183 m
The Well Bean Co.223 m
Costa581 m
Roz Cafe870 m

Nearby restaurants

Creme & Crumble148 m
Sad Meli Georgian Gastronomy & Raw Wines158 m
Café Spice Namasté225 m
Mr Todiwala’s228 m

Nearby pubs

Galyons Royal Docks105 m
Tereza Joanne376 m
University Gallery543 m

Nearby gyms

Phoenix Gym107 m
Pilates Vibes173 m
Aqua East240 m
Sportsdock at UEL264 m

Nearby pharmacies

Day Lewis Pharmacy829 m

Nearby health

Cygnet Hospital Beckton924 m
Food hygiene (5-star)62% of 21

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ARNOTOYS LTD
BAOMAR HOUSING LTD
BILLA TECHNOLOGIES LTD
BROOKLYN LOGISTICS LTD
ECOPOWER ZONE LIMITED

+8 more

Investment

Investment grade, yield and market outlook

56

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score18/100
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

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,499m
Crossrail 2 route11,140m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,458 nationally

1,535

Est. population

17,347/km²

82%

Employed

69%

Degree educated

£38,600

Median income

4.5%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

18%
45%
30%
Under 1818%
18–3445%
35–4930%
50–646%
65+1%

Tenure

36%
39%
Own outright6%
Own (mortgage)36%
Private rent39%
Social rent11%
Shared ownership10%

Ethnicity

21%
27%
28%
White British21%
White Other27%
Asian28%
Black13%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household52%
Unemployed5%
No qualifications6%

Housing tenure (Census 2021)

Private rent39%
Social rent11%

vs. London

Income vs London-8.1%
Price vs London-30.4%

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)
7
Planning apps (3 years)
4
Local approval rate
71%
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)
267
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)

GALLIONS POINT SITE, GALLIONS POINT SITE, WOOLWICH MANOR WAY, E16709 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
Gallions Quarter, Gallions Quarter, Atlantis Avenue, E16 2BF292 homes
completed
Gallions Quarter, Atlantis Avenue, Beckton267 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£362,000)

£5,600

Standard buyer

£0

First-time buyer

Save £5,600

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 2FF

Full postcodeE16 2FF
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.506553
Longitude0.071721
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