Royal Albert · Newham · West Ham and Beckton constituency · 51.50160, 0.05710

E16 2HZ— Royal Albert, Newham

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

 

Schools 100%Safety 70/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
54
Safety
70
Schools
90
Transport
47
Environment
64
Investment
42

The bottom line

E16 2HZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E16 2HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+42.0% vs London avg

Deep-dive guides for E16 2HZ

🛡️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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How E16 2HZ 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 · 9 min walk

KS2: 104.0

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 11 min walk

P8: -0.34A8: 43.9

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.0 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 365.8%

+2% vs borough

Crime by type

Other38%
Violence & sexual offences25%
Anti-social behaviour14%
Vehicle crime8%
Drug offences8%
Theft3%
Robbery3%
Burglary1%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Woolwich Fire Station · 1.1km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,822/m²
Price per ft²£634/ft²
Avg floor area64.4 m²

EPC breakdown

C
13%
D
21%
E
2%

Based on 36 properties · Confidence: high

Street mix

Terraced 67%Flat 33%

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£161,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+5.6%

Total change

+233%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.2%

per year

Acceleration

-9.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Terraced65.2%
Flat/maisonette34.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£132k£132k+0%2
Pre-crash peak2006–2007£182k£150k-17.6%2
GFC & correction2008–2012£180k£120k-33.1%1.3
Help-to-Buy recovery2016–2016£261k£261k+0%3
Brexit uncertainty2017–2017£332k£332k+0%3
Pandemic surge2020–2020£274k£274k+0%2
Rate-rise correction2023–2023£318k£318k+0%2
Current market2024–2025£389k£440k+13.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
4.1%
District
3.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
King George V DLR StationDLR line
4.1 min walk
North Woolwich

Nearby stations

King George V DLR StationDLR
5 min walk
North WoolwichNational Rail
6 min walk
London City Airport DLR StationDLR
8 min walk
Beckton Park DLR StationDLR
10 min walk
Cyprus DLR StationDLR
11 min walk
No bus stops within 400m

26

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★31 min
City46 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

5

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)21
Nearest car park165m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
London City Airport Long Stay· yes
165m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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 waterMEDIUM
Medium
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: 9.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.8 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

3 min walk

42%

Recommend GP

42%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketTFC · 1.1 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

433m

Post office

Nearby shops

Vida & Sons405 m
Nisa Local414 m
Up 1 News436 m
Premier - Cromwell Stores470 m

Nearby cafes

Roz Cafe424 m
Caffè Nero542 m
Big Penny Brews620 m
Freight706 m

Nearby restaurants

The Hangar357 m
Kings432 m
Pier Masala470 m
The Royal Standard478 m

Nearby pubs

Henley Arms78 m
Juniper&Co550 m
University Gallery860 m
The Mitre940 m

Nearby gyms

Outdoor Sport Centre890 m
More Yoga1.0 km

Nearby pharmacies

Day Lewis Pharmacy452 m
N S Warwick Ltd1.0 km

Nearby health

North Woolwich Dental Clinic417 m
Smile with Pride Dental Care1.0 km
Food hygiene (5-star)59% of 17

Business

Local businesses registered here

Active businesses
12
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

E

High street health

Registered businesses

ALL SERVICES LTD
CHRISTIE BROWN UK LTD
CLICKNPICK LTD
JACOB WEST UK LTD
KSL ASSOCIATES LTD

+7 more

Investment

Investment grade, yield and market outlook

42

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

47.4

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,362m
Crossrail 2 route10,466m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,927 nationally

1,923

Est. population

3,044/km²

61%

Employed

41%

Degree educated

9.1%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

34

Community stability

Age profile

29%
26%
24%
14%
Under 1828%
18–3426%
35–4924%
50–6414%
65+7%

Tenure

14%
30%
44%
Own outright9%
Own (mortgage)14%
Private rent30%
Social rent44%
Shared ownership3%
Rent free0%

Ethnicity

22%
18%
19%
30%
White British22%
White Other18%
Asian19%
Black30%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household45%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent44%
Private rent30%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
5
Planning apps (3 years)
3
Local approval rate
80%
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)
164
Largest scheme
163 homes · Land corner of Store and Pier Rd, Land corner of Store and Pier Rd, Store Road, North Woolwich, E16
Pipeline pressure
NONE

Named schemes (500m)

Land corner of Store and Pier Rd, Land corner of Store and Pier Rd, Store Road, North Woolwich, E16163 homes
completed
171-205, 171-205, ALBERT ROAD, E16 2JD20 homes
completed
Site Of Community Centre, 3, Site Of Community Centre, 3, Kennard Street, North Woolwich, E16 2HR19 homes
completed
LAND IN, LAND IN, FERNHILL STREET, SILVERLAND STREET, E1617 homes
completed
MANWOOD STREET, FERNHILL COURT., SILVERLAND ST., E1612 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 2HZ

Full postcodeE16 2HZ
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.501604
Longitude0.057102
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