Beckton · Newham · West Ham and Beckton constituency · 51.50768, 0.07800

E16 2FU— Beckton, Newham

Location and area intelligence for E16 2FU, Beckton, Newham

Under-the-radar value

 

Schools 100%Safety 61/100Transport 42/100Yield 5.65%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
52
Safety
61
Schools
95
Transport
42
Environment
61
Investment
60

The bottom line

E16 2FU offers exceptional schools (100% Good/Outstanding) and fast broadband at £340,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E16 2FU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-34.6% vs London avg
vs London income-8.1% vs London avg
vs London crime+185.0% vs London avg

Deep-dive guides for E16 2FU

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

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“Under-the-radar value”

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How E16 2FU 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 · 11 min walk

KS2: 105.2

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 10 min walk

P8: -0.34A8: 43.9

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

185.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+105% vs borough

Crime by type

Other35%
Violence & sexual offences19%
Anti-social behaviour14%
Vehicle crime11%
Theft6%
Drug offences5%
Burglary5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.4km

Crime is +185% above London average

Property

2 Jul

Prices, sales volume and market trends

£340,000

Median sale price

Bottom 25% — 35% below London median

£340,000 is 35% below the London median (£520,000)

-31.5%

This year

Flat

Dominant type

Price history

5-year change
-20.0%
Sales (24 months)13
New build0.0%
Avg flat£340,000
Price per m²£4,816/m²
Price per ft²£447/ft²
Avg floor area69.8 m²

EPC breakdown

B
94%
C
23%

Based on 117 properties · Confidence: high

Street mix

Flat 99%Other 2%

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£4,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,700

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

8.8×

Price-to-income

£1,701/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£174,500
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.10 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,151
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+-4.1%

Total change

-31%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.5%

per year

Acceleration

-42.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 131 sales

Property Type Mix

Total: 131 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£390k£280k-28.2%36
Pandemic surge2020–2021£275k£425k+54.5%1
Rate-rise correction2022–2023£376k£381k+1.5%3
Current market2024–2026£301k£268k-10.9%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
-4.1%
District
-1.6%

CAGR over 9yr 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 2

Poor

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

Nearby stations

Gallions Reach DLR StationDLR
6 min walk
Cyprus DLR StationDLR
12 min walk
King George V DLR StationDLR
16 min walk
Beckton DLR StationDLR
17 min walk
North WoolwichNational Rail
18 min walk
No bus stops within 400m

39

Walkability score

175

Footpaths (500m)

0

Santander docks (800m)

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

8

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)30
Nearest car park203m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Sportsdock at UEL
598m

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: 10.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 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

THE PRACTICE ALBERT ROAD

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

23 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Galyons Royal Docks (349 m)

Nearest supermarketCo-op Food · 408 m

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)

1.3km

Post office

Nearby shops

Welcome Newham385 m
Extra Shop391 m
Zainab Express827 m
Unique Store838 m

Nearby cafes

The Well Bean Co.272 m
Starbucks418 m
Tesco Restaurant1.1 km

Nearby restaurants

Mr Todiwala’s332 m
Café Spice Namasté341 m
Creme & Crumble416 m
Sad Meli Georgian Gastronomy & Raw Wines416 m

Nearby pubs

Galyons Royal Docks349 m
Tereza Joanne729 m

Nearby gyms

Phoenix Gym346 m
Pilates Vibes419 m
Sportsdock at UEL674 m
Aqua East680 m
Food hygiene (5-star)71% of 14

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
5
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

BELL SECURITY SERVICES LIMITED
CAT INTERIORS LTD
COPIT AI LTD
DIGI DEALZ LTD
HAV FISHING LIMITED

+10 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
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score8/100
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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

52.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,923m
Crossrail 2 route11,494m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,229 nationally

1,766

Est. population

2,408/km²

66%

Employed

51%

Degree educated

£38,600

Median income

6.9%

Claimant rate

SuburbanLow densityRenters

25

Community stability

Age profile

26%
40%
21%
Under 1826%
18–3440%
35–4921%
50–649%
65+5%

Tenure

41%
41%
Own outright1%
Own (mortgage)10%
Private rent41%
Social rent41%
Shared ownership7%

Ethnicity

15%
17%
28%
24%
White British15%
White Other17%
Asian28%
Black24%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household54%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent41%
Private rent41%

vs. London

Income vs London-8.1%
Price vs London-34.6%

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)
1
Planning apps (3 years)
2
Local approval rate
100%
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)
505
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)

Phase 2, Ivax Quays, Phase 2, Ivax Quays, Albert Basin, Gallions Road, Beckton, E16 2QJ818 homes
completed
Royal Albert Dock, Royal Albert Dock, Gallions Road, Beckton, E16 2QJ468 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 3B Magellan Boulevard Beckton London E16 2FU, Magellan Boulevard, E16 2FU238 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

James Edward AsserLabour
Rohima RahmanLabour
Tonii WilsonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£340,000)

£4,500

Standard buyer

£0

First-time buyer

Save £4,500

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 2FU

Full postcodeE16 2FU
Postcode districtE16
BoroughLondon Borough of Newham
WardBeckton
Latitude51.507683
Longitude0.077997
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