Royal Albert · Newham · West Ham and Beckton constituency · 51.49976, 0.06321

E16 2JJ— Royal Albert, Newham

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

 

Schools 100%Safety 70/100Transport 52/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
70
Schools
90
Transport
52
Environment
62
Investment
52

The bottom line

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

The catch: high noise levels nearby.

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Location

E16 2JJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+41.0% vs London avg

Deep-dive guides for E16 2JJ

🛡️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 2JJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Winsor Primary School

Not yet inspected · 15 min walk

KS2: 106.6

★★

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.8 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 373.7%

+2% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour22%
Other19%
Drug offences12%
Vehicle crime8%
Burglary7%
Robbery5%
Theft2%

Stop & search

6.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Woolwich Fire Station · 963m

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area38.8 m²

EPC breakdown

C
14%
D
7%

Based on 21 properties · Confidence: medium

Street mix

Semi 9%Terraced 9%Flat 9%Other 73%

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£97,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2023 · CAGR

+4.3%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

+240.9%

per year

Acceleration

+288.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced33.3%
Flat/maisonette33.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£250k£250k+0%1
Brexit uncertainty2019–2019£132k£132k+0%1
Rate-rise correction2023–2023£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

North WoolwichNational Rail
1 min walk
King George V DLR StationDLR
3 min walk
Cyprus DLR StationDLR
12 min walk
London City Airport DLR StationDLR
14 min walk
Beckton Park DLR StationDLR
14 min walk
No bus stops within 400m

35

Walkability score

210

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria51 min ↑
Waterloo50 min ↑
Canary Wharf ★28 min
City43 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)

2

EV chargers (800m)

Total spaces (800m)61
Nearest car park102m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
London City Airport Long Stay· yes
625m

Connectivity

Broadband and mobile coverage

92%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed92 Mbps
Median download153 Mbps
Superfast coverage92%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.9 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

9 min walk

42%

Recommend GP

42%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Henley Arms (435 m)

Nearest supermarketTFC · 818 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

97m

Post office

Nearby shops

Vida & Sons67 m
Up 1 News91 m
Premier - Cromwell Stores159 m
Nisa Local160 m

Nearby cafes

Roz Cafe124 m
House of Denna738 m
Woolwich Works Cafe743 m
Costa848 m

Nearby restaurants

Pier Masala18 m
The Royal Standard52 m
Kings102 m
First Choice Cafe683 m

Nearby pubs

Henley Arms435 m
Tereza Joanne624 m
Coopers Arms684 m
Prince Albert Rose's712 m

Nearby gyms

The Yoga Space London615 m
More Yoga731 m
The Waterside Club784 m
Outdoor Sport Centre843 m

Nearby pharmacies

Day Lewis Pharmacy152 m
Boots812 m
Pyramid Pharmacy932 m
St James Pharmacy955 m

Nearby health

North Woolwich Dental Clinic54 m
Smile with Pride Dental Care681 m
Royal Arsenal Dentists866 m
Clover Health Centre1.1 km
Food hygiene (5-star)62% of 50

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

10 10 MUSIC STUDIOS LTD
FCP THE LABEL LTD
FLAVADEL LTD
GOPED LTD
HACKNEY RENOVATIONS LIMITED

+10 more

Investment

Investment grade, yield and market outlook

52

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

35.9

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,575m
Crossrail 2 route10,937m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,389 nationally

1,961

Est. population

19,160/km²

56%

Employed

37%

Degree educated

10.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

34

Community stability

Age profile

32%
22%
22%
17%
Under 1832%
18–3422%
35–4922%
50–6417%
65+6%

Tenure

23%
60%
Own outright6%
Own (mortgage)8%
Private rent23%
Social rent60%
Shared ownership2%
Rent free1%

Ethnicity

16%
18%
41%
White British16%
White Other11%
Asian18%
Black41%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine30%
No car household55%
Unemployed9%
No qualifications20%

Housing tenure (Census 2021)

Social rent60%
Private rent23%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
6
Planning apps (3 years)
2
Local approval rate
67%
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
562 homes · Phases 6,7 & 8 (Blocks B) The Warren, Phases 6,7 & 8 (Blocks B) The Warren, Royal Arsenal, Plumstead Road, Woolwich, SE18
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
Land Former 2, Land Former 2, Pier Road, North Woolwich, E16 2JJ75 homes
completed
Land adjacent to 1, Land adjacent to 1, Pier Road, North Woolwich, E16 2JJ74 homes
completed
145-155, 145-155, ALBERT ROAD, E16 2JD27 homes
completed
171-205, 171-205, ALBERT ROAD, E16 2JD20 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 2JJ

Full postcodeE16 2JJ
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.499761
Longitude0.063214
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