Royal Victoria · Newham · West Ham and Beckton constituency · 51.50154, 0.03170

E16 2SB— Royal Victoria, Newham

Location and area intelligence for E16 2SB, Royal Victoria, Newham

 

Schools 100%Safety 59/100Transport 53/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
59
Schools
90
Transport
53
Environment
67
Investment
44

The bottom line

E16 2SB offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E16 2SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+147.0% vs London avg

Deep-dive guides for E16 2SB

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

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How E16 2SB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Royal Wharf Primary School

Good · Inspected Sept 2023 · 4 min walk

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 6 min walk

P8: -0.65A8: 44.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 322.8%

+77% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime12%
Theft12%
Burglary7%
Drug offences5%
Robbery4%

Stop & search

4.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LCY Airfield Fire Station · 914m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,839/m²
Price per ft²£450/ft²
Avg floor area77.4 m²

EPC breakdown

B
16%
C
38%
D
3%
E
2%

Based on 59 properties · Confidence: high

Street mix

Flat 100%

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£193,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+2.6%

Total change

+96%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.7%

per year

Acceleration

-37.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 156 sales

Property Type Mix

Total: 156 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£146k£205k+40.7%34.5
Post-dot-com plateau2001–2004£215k£245k+14%7
Pre-crash peak2005–2007£365k£305k-16.4%6.7
GFC & correction2008–2012£335k£393k+17.2%1.8
Help-to-Buy recovery2013–2016£330k£445k+34.8%3.5
Brexit uncertainty2017–2019£433k£685k+58.2%2.3
Pandemic surge2021–2021£610k£610k+0%3
Rate-rise correction2022–2022£473k£473k+0%6
Current market2024–2025£465k£285k-38.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
5.2%
District
5.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Pontoon Dock DLR StationDLR line
1 min walk
Silvertown & City Airport

Nearby stations

West Silvertown DLR StationDLR
8 min walk
Prince Regent DLR StationDLR
11 min walk
Custom House (for ExCel) DLR StationDLR
12 min walk
Custom House Rail StationElizabeth line
12 min walk
Silvertown & City AirportNational Rail
12 min walk
4 bus routes · 4 stops within 400m · 163 buses/hr peak

75

Walkability score

361

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria46 min ↑
Waterloo39 min ↑
Canary Wharf ★26 min
City37 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)109
Nearest car park354m
Santander docks (800m)0
Nearest cycle dock1.9 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 waterLOW
Low
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 19%
More green space than 77% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.6 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

CUSTOM HOUSE SURGERY

16 FREEMASONS ROAD, CANNING TOWN, E16 3NA

17 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

9

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketJiamart · 60 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

134m

Post office

Nearby shops

Azuolas145 m
Sainsbury's Local180 m
Royal Wharf Supermarket222 m
Itsa Oriental Market267 m

Nearby cafes

Starbucks54 m
Little Hudson Cafe75 m
With Milk147 m
T4 Tea For U266 m

Nearby restaurants

Royal Wharf Fish & Chips138 m
S’more185 m
Keonbae Barbeque & Beer208 m
Creams223 m

Nearby pubs

Tattoo Bar196 m
The Windjammer238 m
Forge793 m
The Pyramid809 m

Nearby gyms

Royal Wharf Clubhouse385 m
Royal Wharf Pool398 m
Connaught Heights Gym487 m
Teamsport London Docklands849 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic130 m
Day Lewis Pharmacy1.1 km

Nearby health

Pontoon Dock Health Centre107 m
Royal Wharf Dental121 m
Royal Wharf Clinic138 m
Food hygiene (5-star)55% of 33

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
4
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

ALEXLIN TRANSPORT LTD
ATLAS CHAUFFEURS LTD
BARRIER POINT CONSULTING LIMITED
BARRIER POINT LIMITED
FLEXI-ESTATE LTD

+7 more

Investment

Investment grade, yield and market outlook

44

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

62.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,114m
Crossrail 2 route8,957m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,179 nationally

1,504

Est. population

3,697/km²

66%

Employed

51%

Degree educated

7.3%

Claimant rate

SuburbanMedium densityMixed

34

Community stability

Age profile

24%
32%
25%
17%
Under 1824%
18–3432%
35–4925%
50–6417%
65+4%

Tenure

18%
31%
45%
Own outright4%
Own (mortgage)18%
Private rent32%
Social rent46%
Shared ownership1%

Ethnicity

26%
14%
22%
26%
White British26%
White Other14%
Asian22%
Black26%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine19%
No car household51%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent46%
Private rent32%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
8
Local approval rate
91%
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)
769
Largest scheme
3383 homes · Minoco Wharf, Minoco Wharf, North Woolwich Road, Silvertown, E16 2BG
Pipeline pressure
NONE

Named schemes (500m)

Minoco Wharf, Minoco Wharf, North Woolwich Road, Silvertown, E16 2BG3383 homes
completed
Phase 1, Minoco Wharf, Phase 1, Minoco Wharf, Woolwich Road, Silvertown, E16 2BG811 homes
completed
PHASE 1, WEST SILVERTOWN URBAN VILLAGE, SOUTH OF, PHASE 1, WEST SILVERTOWN URBAN VILLAGE, SOUTH OF, ROYAL VICTORIA DOCK, E16770 homes
completed
Minoco Wharf plots 11, 12, 15 & 22, Minoco Wharf plots 11, 12, 15 & 22, North Woolwich Road, E16 2BG579 homes
completed
THAMES BARRIER LANDS, THAMES BARRIER LANDS, NORTH WOOLWICH ROAD, E16500 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.2%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

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Key facts for E16 2SB

Full postcodeE16 2SB
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.501543
Longitude0.031696
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