Royal Victoria · Newham · West Ham and Beckton constituency · 51.50029, 0.03178

E16 2SE— Royal Victoria, Newham

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

The family fortress

 

Schools 100%Safety 78/100Transport 51/100Yield 4.86%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
90
Transport
51
Environment
67
Investment
63

The bottom line

E16 2SE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £395,000 median — a strong choice for Families.

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Location

E16 2SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-24.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for E16 2SE

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E16 2SE 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 · 8 min walk

P8: -0.65A8: 44.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.7 incidents per 1,000 residents

Better than 63% of London
↑ Rising 458.3%

from a low base — still below London average

-45% vs borough

Crime by type

Other42%
Anti-social behaviour18%
Violence & sexual offences15%
Burglary10%
Vehicle crime9%
Theft6%
Drug offences0%
Robbery0%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LCY Airfield Fire Station · 965m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£395,000

Median sale price

24% below London median

£395,000 is 24% below the London median (£520,000)

+36.7%

This year

Flat

Dominant type

Price history

5-year change
-16.4%
Sales (24 months)6
New build0.0%
Avg flat£395,000
Price per m²£4,835/m²
Price per ft²£449/ft²
Avg floor area81.2 m²

EPC breakdown

B
15%
C
48%
D
3%
E
1%

Based on 67 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

Stamp duty

Standard buyer£7,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£1,976/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£203,000
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 EAnnual charge £2,151
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+2.4%

Total change

+87%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.1%

per year

Acceleration

+27.13

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 152 sales

Property Type Mix

Total: 152 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£220k£220k+0%56
Post-dot-com plateau2001–2004£238k£268k+12.4%7.2
Pre-crash peak2005–2007£275k£297k+8.2%6
GFC & correction2008–2012£365k£355k-2.7%2.2
Help-to-Buy recovery2013–2016£290k£363k+25.2%3
Brexit uncertainty2017–2019£483k£563k+16.6%3
Pandemic surge2020–2021£415k£473k+13.9%4.5
Rate-rise correction2022–2023£493k£578k+17.3%3
Current market2024–2026£500k£410k-18%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
2.3%
District
4.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
2.6 min walk
Charlton

Nearby stations

West Silvertown DLR StationDLR
9 min walk
Prince Regent DLR StationDLR
13 min walk
Custom House (for ExCel) DLR StationDLR
14 min walk
Custom House Rail StationElizabeth line
14 min walk
London City Airport DLR StationDLR
15 min walk
4 bus routes · 4 stops within 400m · 76 buses/hr peak

73

Walkability score

351

Footpaths (500m)

0

Santander docks (800m)

2.0 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)109
Nearest car park307m
Santander docks (800m)0
Nearest cycle dock2.0 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.4 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

18 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

7

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketJiamart · 166 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)

174m

Post office

Nearby shops

Azuolas150 m
Sainsbury's Local159 m
Royal Wharf Supermarket288 m
Itsa Oriental Market326 m

Nearby cafes

Little Hudson Cafe159 m
Starbucks177 m
With Milk199 m
T4 Tea For U240 m

Nearby restaurants

Creams103 m
Royal Wharf Fish & Chips149 m
S’more180 m
Keonbae Barbeque & Beer204 m

Nearby pubs

The Windjammer108 m
Tattoo Bar270 m
Forge923 m
The Pyramid941 m

Nearby gyms

Royal Wharf Clubhouse334 m
Royal Wharf Pool352 m
Connaught Heights Gym525 m
Teamsport London Docklands715 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic171 m

Nearby health

Royal Wharf Dental194 m
Pontoon Dock Health Centre214 m
Royal Wharf Clinic230 m
Food hygiene (5-star)57% of 37

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ALEX TANAS LIMITED
MK HANDYMAN LONDON LTD
PHYSIO ATHLETIC LTD
POKAU INTERNATIONAL INVESTMENT CO LTD
PRONSH LTD

+2 more

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

78.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,009m
Crossrail 2 route9,040m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,789 nationally

1,348

Est. population

30,000/km²

84%

Employed

76%

Degree educated

1.8%

Claimant rate

SuburbanVery high densityRenters

22

Community stability

Age profile

14%
53%
25%
Under 1814%
18–3453%
35–4925%
50–646%
65+2%

Tenure

24%
60%
Own outright4%
Own (mortgage)24%
Private rent60%
Social rent5%
Shared ownership7%

Ethnicity

21%
25%
32%
White British21%
White Other25%
Asian32%
Black11%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional69%
Routine / semi-routine6%
No car household65%
Unemployed5%
No qualifications4%

Housing tenure (Census 2021)

Private rent60%
Social rent5%

vs. London

Price vs London-24.0%

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)
10
Planning apps (3 years)
8
Local approval rate
90%
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£395,000)

£7,250

Standard buyer

£0

First-time buyer

Save £7,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E16 2SE

Full postcodeE16 2SE
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.500292
Longitude0.031785
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