Royal Albert · Newham · West Ham and Beckton constituency · 51.50153, 0.07388

E16 2SN— Royal Albert, Newham

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

Under-the-radar value

 

Schools 100%Safety 80/100Transport 37/100Yield 5.49%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
80
Schools
95
Transport
37
Environment
62
Investment
58

The bottom line

E16 2SN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £350,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E16 2SN

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-32.7% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for E16 2SN

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

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“Under-the-radar value”

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How E16 2SN 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 · 38 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Woolwich Fire Station · 1.6km

Crime is 51% 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.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

-14.9%

This year

Flat

Dominant type

Price history

5-year change
+2.8%
Sales (24 months)6
New build0.0%
Avg flat£350,000
Price per m²£4,801/m²
Price per ft²£446/ft²
Avg floor area71.9 m²

EPC breakdown

B
12%
C
27%
D
5%
E
1%

Based on 45 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£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

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

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£179,750
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,151
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+1.3%

Total change

+36%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-28.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 94 sales

Property Type Mix

Total: 94 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£241k£240k-0.3%15.3
Pre-crash peak2005–2007£245k£294k+19.8%3.7
GFC & correction2008–2011£285k£240k-15.8%1.5
Help-to-Buy recovery2013–2016£270k£387k+43.1%3.2
Brexit uncertainty2017–2019£380k£340k-10.5%2.7
Pandemic surge2021–2021£341k£341k+0%3
Rate-rise correction2022–2023£358k£308k-14%2
Current market2024–2025£365k£328k-10.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
1.3%
District
4.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gallions Reach DLR StationDLR line
10.1 min walk
North Woolwich

Nearby stations

King George V DLR StationDLR
10 min walk
North WoolwichNational Rail
10 min walk
Gallions Reach DLR StationDLR
11 min walk
Cyprus DLR StationDLR
13 min walk
Woolwich Arsenal DLR StationDLR
17 min walk
No bus stops within 400m

35

Walkability score

279

Footpaths (500m)

0

Santander docks (800m)

4.8 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

12

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)34
Nearest car park398m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Sportsdock at UEL
744m

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: 10.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.6 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): 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

18 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Tereza Joanne (326 m)

Nearest supermarketCo-op Food · 789 m
1 tennis courts

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)

752m

Post office

Nearby shops

Unique Store109 m
Zainab Express110 m
Extra Shop593 m
Premier - Cromwell Stores700 m

Nearby cafes

The Well Bean Co.524 m
House of Denna751 m
Roz Cafe752 m
Starbucks752 m

Nearby restaurants

Café Spice Namasté446 m
Mr Todiwala’s453 m
Creme & Crumble716 m
Sad Meli Georgian Gastronomy & Raw Wines726 m

Nearby pubs

Tereza Joanne326 m
Galyons Royal Docks584 m
SALT Woolwich1.0 km
Dial Arch1.0 km

Nearby gyms

Phoenix Gym590 m
Aqua East705 m
Pilates Vibes742 m
Sportsdock at UEL777 m

Nearby pharmacies

Day Lewis Pharmacy718 m
Royal Arsenal Pharmacy1.0 km

Nearby health

Royal Arsenal Dentists935 m
Royal Arsenal Medical Centre1.0 km
Food hygiene (5-star)69% of 16

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BRANDON TECHNOLOGY LIMITED
DAX LEGAL SERVICES LIMITED
DINS HOLDINGS LTD
DINS INVESTMENTS LTD
DSKY ACTIVE LTD

+5 more

Investment

Investment grade, yield and market outlook

58

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score19/100
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

64.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,297m
Crossrail 2 route11,508m

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

Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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
Planning apps (3 years)
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)
267
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

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 2SN

Full postcodeE16 2SN
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Albert
Latitude51.501533
Longitude0.073885
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