Royal Victoria · Newham · West Ham and Beckton constituency · 51.50228, 0.03834

E16 2FS— Royal Victoria, Newham

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 54/100Yield 4.21%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
70
Schools
90
Transport
54
Environment
66
Investment
61

The bottom line

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

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E16 2FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+39.0% vs London avg

Deep-dive guides for E16 2FS

🛡️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 2FS 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 · 12 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 · 21 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LCY Airfield Fire Station · 459m

Crime is +39% above London average

Property

Prices, sales volume and market trends

Avg floor area47.1 m²

EPC breakdown

B
18%
C
17%

Based on 35 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£117,750
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2021 · CAGR

+3.6%

Total change

+37%

Market Activity

Price Velocity & Acceleration

Current Velocity

+202.7%

per year

Acceleration

+267.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 49 sales

Property Type Mix

Total: 49 sales

Terraced2%
Flat/maisonette98%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£226k£226k+0%35
Help-to-Buy recovery2013–2016£250k£314k+25.4%2.3
Brexit uncertainty2017–2018£350k£295k-15.8%2
Pandemic surge2020–2021£103k£310k+202.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.8% alpha

Flat/maisonette-3.8% α
Local
3.6%
District
7.4%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
4.2 min walk
Silvertown & City Airport

Nearby stations

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

42

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

19

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)100
Nearest car park73m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
ExCeL· yes
610m
🅿️
ExCeL· yes
648m
🅿️
Premier Inn· yes
666m
🅿️
Fox@Connaught· no
707m
🅿️
Aloft Hotel
731m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.5 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

11 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.9 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

85

Parks (1km)

2

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 (599 m)

Nearest supermarketJiamart · 525 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)

603m

Post office

Nearby shops

Naeems103 m
Nisa Local120 m
Londis530 m
The Corner Shop584 m

Nearby cafes

Cafe Bonnane68 m
With Milk325 m
Starbucks508 m
Little Hudson Cafe543 m

Nearby restaurants

Chicken Hub28 m
Pizzaza Pizza526 m
Kam's Kitchen534 m
Dhalchi540 m

Nearby pubs

The Windjammer599 m
Tattoo Bar653 m
Forge687 m
Fox@Connaught730 m

Nearby gyms

Connaught Heights Gym19 m
Royal Docks Watersports Centre619 m
Teamsport London Docklands914 m
The Reach920 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic599 m

Nearby health

Pontoon Dock Health Centre557 m
Royal Wharf Dental587 m
Royal Wharf Clinic593 m
Food hygiene (5-star)64% of 22

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

L J CAREY LTD

Investment

Investment grade, yield and market outlook

61

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.6

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,473m
Crossrail 2 route9,300m

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

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
6
Planning apps (3 years)
3
Local approval rate
50%
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
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
Block A, Barrier Park East, Block A, Barrier Park East, North Woolwich Road, E16193 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 2FS

Full postcodeE16 2FS
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.502282
Longitude0.038343
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