Royal Albert · Newham · West Ham and Beckton constituency · 51.50068, 0.07278

E16 2RX— Royal Albert, Newham

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 50/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
80
Schools
95
Transport
50
Environment
62
Investment
52

The bottom line

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

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Location

E16 2RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime-51.0% vs London avg

Deep-dive guides for E16 2RX

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E16 2RX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Heronsgate Primary School

Outstanding · Inspected Dec 2022 · 13 min walk

KS2: 107.5

★★

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.8 incidents per 1,000 residents

Better than 77% of London
↑ Rising 1050.0%

from a low base — still below London average

-65% vs borough

Crime by type

Violence & sexual offences35%
Other24%
Anti-social behaviour17%
Vehicle crime13%
Drug offences4%
Theft4%
Burglary2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Woolwich Fire Station · 1.4km

Crime is 51% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,450/m²
Price per ft²£413/ft²
Avg floor area63.2 m²

EPC breakdown

B
17%
C
22%
D
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£158,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,151
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2026 · CAGR

+2.8%

Total change

+99%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

+21.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 90 sales

Property Type Mix

Total: 90 sales

Terraced1.1%
Flat/maisonette98.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£174k£175k+0.9%11
Pre-crash peak2005–2007£217k£198k-9%4.7
GFC & correction2008–2012£249k£178k-28.5%1.8
Help-to-Buy recovery2013–2016£205k£289k+41.2%2.2
Brexit uncertainty2017–2019£295k£272k-7.8%2
Pandemic surge2020–2021£301k£349k+15.9%3
Rate-rise correction2022–2023£295k£230k-21.9%1.5
Current market2024–2026£264k£345k+30.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
2.6%
District
4.6%

CAGR over 21yr 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
Above London average
Gallions Reach DLR StationDLR line
11.1 min walk
North Woolwich

Nearby stations

North WoolwichNational Rail
9 min walk
King George V DLR StationDLR
9 min walk
Gallions Reach DLR StationDLR
12 min walk
Cyprus DLR StationDLR
13 min walk
Woolwich Arsenal DLR StationDLR
15 min walk
No bus stops within 400m

34

Walkability score

263

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

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

13

Car parks (800m)

21

EV chargers (800m)

Total spaces (800m)78
Nearest car park327m
Santander docks (800m)0
Nearest cycle dock4.7 km

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: 10.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.5 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): 2

Landslide susceptibility: Medium

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

17 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Tereza Joanne (345 m)

Nearest supermarketCo-op Food · 877 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

0

Libraries (1km)

0

Cinemas (2km)

669m

Post office

Nearby shops

Unique Store30 m
Zainab Express52 m
Premier - Cromwell Stores624 m
Up 1 News668 m

Nearby cafes

The Well Bean Co.631 m
House of Denna639 m
Roz Cafe672 m
Woolwich Works Cafe688 m

Nearby restaurants

Café Spice Namasté552 m
Mr Todiwala’s560 m
The Royal Standard641 m
Pier Masala664 m

Nearby pubs

Tereza Joanne345 m
Galyons Royal Docks678 m
Dial Arch924 m
SALT Woolwich928 m

Nearby gyms

Phoenix Gym684 m
Aqua East751 m
The Yoga Space London797 m
The Waterside Club819 m

Nearby pharmacies

Day Lewis Pharmacy642 m
Royal Arsenal Pharmacy909 m
Superdrug1.1 km

Nearby health

North Woolwich Dental Clinic716 m
Royal Arsenal Dentists825 m
Royal Arsenal Medical Centre924 m
Smile with Pride Dental Care968 m
Food hygiene (5-star)69% of 16

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ARTEMUS LTD
CORAL CONSULTANCY LTD
ELEGANCE-MARIYA LTD
JUPANU LTD
LIV COMMUNITY LIMITED

+6 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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,181m
Crossrail 2 route11,481m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,096 nationally

1,449

Est. population

25,457/km²

79%

Employed

57%

Degree educated

4.0%

Claimant rate

SuburbanVery high densityRenters

22

Community stability

Age profile

19%
37%
29%
Under 1819%
18–3437%
35–4929%
50–6412%
65+3%

Tenure

23%
66%
Own outright6%
Own (mortgage)23%
Private rent66%
Social rent5%
Shared ownership1%

Ethnicity

18%
39%
19%
14%
White British18%
White Other39%
Asian19%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household44%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Private rent66%
Social rent5%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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
Local approval rate
0%
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)
0
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)

GALLIONS POINT SITE, GALLIONS POINT SITE, WOOLWICH MANOR WAY, E16709 homes
completed
BARGE HOUSE ROAD, E1619 homes
completed
32-52, 32-52, BARGE HOUSE ROAD, E16 2NH13 homes
completed
8-14, 8-14, Woolwich Manor Way, E16 2QU4 homes
completed
7A, 7A, Hartlepool Court, Canning Town, E16 2RL1 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 2RX

Full postcodeE16 2RX
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.500680
Longitude0.072780
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