Royal Albert · Newham · West Ham and Beckton constituency · 51.50171, 0.06409

E16 2LR— Royal Albert, Newham

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

 

Schools 100%Safety 70/100Transport 53/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
70
Schools
90
Transport
53
Environment
65
Investment
52

The bottom line

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

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Location

E16 2LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+41.0% vs London avg

Deep-dive guides for E16 2LR

🛡️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 2LR 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 · 13 min walk

KS2: 106.6

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 9 min walk

P8: -0.34A8: 43.9

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 37 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

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Woolwich Fire Station · 1.2km

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area70.6 m²

EPC breakdown

B
7%
C
55%
D
14%
E
4%

Based on 80 properties · Confidence: high

Street mix

Terraced 13%Flat 63%Other 25%

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£176,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

2002–2023 · CAGR

+2.1%

Total change

+53%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.9%

per year

Acceleration

+45.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 6 sales

Property Type Mix

Total: 6 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£173k£173k+0%1
Pre-crash peak2006–2007£130k£154k+18.5%1.5
GFC & correction2008–2008£170k£170k+0%1
Rate-rise correction2023–2023£265k£265k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
1.3 min walk
North Woolwich

Nearby stations

King George V DLR StationDLR
1 min walk
North WoolwichNational Rail
4 min walk
Cyprus DLR StationDLR
9 min walk
Gallions Reach DLR StationDLR
12 min walk
Beckton Park DLR StationDLR
13 min walk
No bus stops within 400m

34

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria47 min ↑
Waterloo41 min ↑
Canary Wharf ★26 min
City41 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)71
Nearest car park164m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
London City Airport Long Stay· yes
602m
🅿️
AVA Parking25 spaces
714m
🅿️
Sportsdock at UEL
751m

Connectivity

Broadband and mobile coverage

96%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download433 Mbps
Superfast coverage96%
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: 9.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.1 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

10 min walk

42%

Recommend GP

42%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Tereza Joanne (457 m)

Nearest supermarketTFC · 1.0 km
1 tennis courts1 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)

137m

Post office

Nearby shops

Premier - Cromwell Stores67 m
Nisa Local94 m
Up 1 News142 m
Vida & Sons226 m

Nearby cafes

Roz Cafe116 m
Costa632 m
Starbucks651 m
House of Denna871 m

Nearby restaurants

Kings133 m
The Royal Standard175 m
Pier Masala208 m
The Edge652 m

Nearby pubs

Tereza Joanne457 m
Henley Arms485 m
University Gallery692 m
Galyons Royal Docks845 m

Nearby gyms

Outdoor Sport Centre617 m
Aqua East639 m
Sportsdock at UEL715 m
The Yoga Space London805 m

Nearby pharmacies

Day Lewis Pharmacy77 m
Boots1.0 km
Pyramid Pharmacy1.1 km
St James Pharmacy1.2 km

Nearby health

North Woolwich Dental Clinic220 m
Smile with Pride Dental Care893 m
Royal Arsenal Dentists1.0 km
Food hygiene (5-star)61% of 23

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

CLEMENT CONSTRUCTION LIMITED
CLEMENT DRYLINING AND INTERIOR DESIGN LIMITED
DELUX PROPERTIES LTD
GOLDFISH CLOTHING LIMITED
GOLDKEYS INVESTMENTS LTD

+11 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 score13/100
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

36.4

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,752m
Crossrail 2 route10,890m

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)
2
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
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 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
The Royal Oak, 17, Woodman Street, North Woolwich, E16 2LN8 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 2LR

Full postcodeE16 2LR
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.501715
Longitude0.064095
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
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