Royal Victoria · Newham · West Ham and Beckton constituency · 51.50232, 0.02385

E16 2TZ— Royal Victoria, Newham

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

 

Top 8% LondonSchools 100%Safety 70/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
74
Safety
70
Schools
90
Transport
65
Environment
64
Investment
48

The bottom line

E16 2TZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E16 2TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+44.0% vs London avg

Deep-dive guides for E16 2TZ

🛡️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 2TZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Britannia Village Primary School

Good · Inspected Jun 2024 · 2 min walk

KS2: 106.3

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 3 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.7 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 4300.0%

+4% vs borough

Crime by type

Anti-social behaviour22%
Other22%
Violence & sexual offences17%
Robbery11%
Theft10%
Drug offences8%
Vehicle crime6%
Burglary4%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.7km

Crime is +44% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,979/m²
Price per ft²£463/ft²
Avg floor area70.3 m²

EPC breakdown

B
60%

Based on 60 properties · Confidence: high

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£175,750
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2025 · CAGR

+18%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

+122.2%

per year

Acceleration

+119.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2020£153k£153k+0%1
Rate-rise correction2022–2022£158k£158k+0%1
Current market2025–2025£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
West Silvertown DLR StationDLR line
0.8 min walk
Charlton

Nearby stations

West Silvertown DLR StationDLR
1 min walk
Custom House (for ExCel) DLR StationDLR
11 min walk
Custom House Rail StationElizabeth line
11 min walk
Royal Victoria DLR StationDLR
11 min walk
Prince Regent DLR StationDLR
13 min walk
No bus stops within 400m

47

Walkability score

254

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge29 min ↓
Victoria45 min ↑
Waterloo38 min ≈
Canary Wharf ★25 min
City36 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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)11
Nearest car park267m
Santander docks (800m)0
Nearest cycle dock1.4 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.9 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

15 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 · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

163

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tattoo Bar (357 m)

Nearest supermarketJiamart · 492 m
2 tennis courts1 swimming pools1 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)

431m

Post office

Nearby shops

Itsa Oriental Market285 m
Budgens326 m
Royal Wharf Supermarket330 m
Britannia Village Market373 m

Nearby cafes

T4 Tea For U376 m
22nd Coffee388 m
Little Hudson Cafe478 m
Starbucks504 m

Nearby restaurants

Whashoku363 m
So! Restaurant Bar383 m
Kaboom384 m
Keonbae Barbeque & Beer394 m

Nearby pubs

Tattoo Bar357 m
The Windjammer592 m
Byrney’s Beach Bar626 m
Oiler Bar642 m

Nearby gyms

Royal Wharf Pool359 m
Royal Wharf Clubhouse376 m
Wakeup Docklands578 m
Residents Gymnasium586 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic434 m
Day Lewis Pharmacy944 m

Nearby health

Royal Wharf Clinic416 m
Royal Wharf Dental432 m
Pontoon Dock Health Centre452 m
iCare Dental882 m
Food hygiene (5-star)73% of 96

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BONUS BROTHERS LTD
PROJECT HUNTER LTD
SENIORS LIFESTYLE SERVICES LIMITED

Investment

Investment grade, yield and market outlook

48

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 score21/100
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

72.9

Price growth score

B
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,869m
Crossrail 2 route8,459m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,408 nationally

1,409

Est. population

5,672/km²

77%

Employed

60%

Degree educated

4.8%

Claimant rate

SuburbanMedium densityRenters

25

Community stability

Age profile

17%
46%
22%
Under 1817%
18–3446%
35–4923%
50–6412%
65+3%

Tenure

14%
48%
28%
Own outright5%
Own (mortgage)14%
Private rent48%
Social rent28%
Shared ownership5%

Ethnicity

22%
24%
20%
21%
White British22%
White Other24%
Asian20%
Black21%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household59%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent48%
Social rent28%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
10
Local approval rate
100%
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)

Deanston Wharf, Deanston Wharf, Bradfield Road, Silvertown, E16 2AX769 homes
completed
Royal Wharf, plot 20, Royal Wharf, plot 20, North Woolwich Road, Silvertown, E16 2BG324 homes
completed
Royal Wharf plot 21, Royal Wharf plot 21, North Woolwich Road, Newham, E16 2BG241 homes
completed
Royal Wharf plots 17 & 18, Royal Wharf plots 17 & 18, North Woolwich Road, E16 2BG207 homes
completed
Plot 16: Royal Wharf, Plot 16: Royal Wharf, North Woolwich Road, Silvertown, E16 2BG204 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 2TZ

Full postcodeE16 2TZ
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.502317
Longitude0.023849
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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