Royal Albert · Newham · West Ham and Beckton constituency · 51.50851, 0.04140

E16 2FQ— Royal Albert, Newham

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

High-connectivity investment target

 

Schools 100%Safety 49/100Transport 54/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
53
Safety
49
Schools
95
Transport
54
Environment
82
Investment
51

The bottom line

E16 2FQ offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Toggle the things that matter to you — see how E16 2FQ scores on each.

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Location

E16 2FQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+246.0% vs London avg

Deep-dive guides for E16 2FQ

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

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“High-connectivity investment target”

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How E16 2FQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Scott Wilkie Primary School

Outstanding · Inspected Jun 2023 · 9 min walk

KS2: 112.0

★★

Secondary

Royal Docks Academy

Good · Inspected Sept 2021 · 7 min walk

P8: -0.28A8: 41.2

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

224.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 374.0%

+149% vs borough

Crime by type

Other30%
Violence & sexual offences19%
Vehicle crime15%
Anti-social behaviour13%
Theft8%
Drug offences6%
Robbery4%
Burglary4%

Stop & search

5.7

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

13

Incidents (5yr)

Nearest station: LCY Airfield Fire Station · 499m

Crime is +246% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%

Street mix

Flat 18%Other 82%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

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

Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2024 · CAGR

+-0.8%

Total change

-6%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-0.78

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £125k–£150k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£145k£145k+0%1
Pandemic surge2020–2020£133k£133k+0%2
Rate-rise correction2023–2023£135k£135k+0%1
Current market2024–2024£137k£137k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
0.7%
District
2.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Royal Albert DLR StationDLR line
3.8 min walk
Silvertown & City Airport

Nearby stations

Royal Albert DLR StationDLR
4 min walk
Prince Regent DLR StationDLR
6 min walk
London City Airport DLR StationDLR
10 min walk
Silvertown & City AirportNational Rail
10 min walk
Beckton Park DLR StationDLR
12 min walk
No bus stops within 400m

29

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

2.5 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

24

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)172
Nearest car park33m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Fox@Connaught· no
113m
🅿️
ExCeL· yes
134m
🅿️
Premier Inn· yes
210m
🅿️
ExCeL· yes
221m
🅿️
Aloft Hotel
407m
🅿️
Will Thorne Pavilion Car Park73 spaces
547m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.2 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

5 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

215

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketJiamart · 1.1 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)

646m

Post office

Nearby shops

Village Food Store608 m
Ieva674 m
Londis - The Village Shop715 m
Londis733 m

Nearby cafes

The Dockside96 m
Jackie's Love Kitchen528 m
E16 Coffee656 m
Garden Community Cafe656 m

Nearby restaurants

Yi-ban89 m
Docksider461 m
Greggs Outlet653 m
Pret A Manger696 m

Nearby pubs

Fox@Connaught143 m
Forge399 m
Juniper&Co792 m

Nearby gyms

Royal Docks Watersports Centre105 m
Connaught Heights Gym713 m
Food hygiene (5-star)68% of 37

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

51

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

52.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,139m
Crossrail 2 route9,144m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,990 nationally

2,108

Est. population

3,672/km²

53%

Employed

35%

Degree educated

£36,800

Median income

10.0%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

34

Community stability

Age profile

24%
27%
22%
17%
Under 1824%
18–3427%
35–4922%
50–6417%
65+9%

Tenure

22%
55%
Own outright5%
Own (mortgage)12%
Private rent22%
Social rent55%
Shared ownership5%
Rent free1%

Ethnicity

20%
19%
17%
32%
White British20%
White Other19%
Asian17%
Black32%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household58%
Unemployed9%
No qualifications24%

Housing tenure (Census 2021)

Social rent55%
Private rent22%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
Local approval rate
50%
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
295 homes · Royal Docks Service Station, North Woolwich Road, Silvertown
Pipeline pressure
NONE

Named schemes (500m)

NORTH OF ALLOTMENTS AND STABLES, NORTH OF ALLOTMENTS AND STABLES, STANSFELD ROAD, E1680 homes
completed
ALBERT DOCK HOSPITAL SITE, ALBERT DOCK HOSPITAL SITE, ALNWICK ROAD, E1646 homes
completed
KING GEORGE AVENUE, E1632 homes
completed
ALBERT DOCK HOSPITAL SITE, ALBERT DOCK HOSPITAL SITE, ALNWICK ROAD, ROYAL ROAD, E1618 homes
completed
20, 20, Baxter Road, E16 3HD8 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 2FQ

Full postcodeE16 2FQ
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.508506
Longitude0.041402
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