Royal Victoria · Newham · West Ham and Beckton constituency · 51.50025, 0.02495

E16 2ZT— Royal Victoria, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 70/100Transport 51/100Low yield 3.31%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
70
Schools
90
Transport
51
Environment
64
Investment
45

The bottom line

E16 2ZT offers exceptional schools (100% Good/Outstanding) and low crime at £579,980 median — a strong choice for Families.

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Location

E16 2ZT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+11.5% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for E16 2ZT

🛡️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 2ZT 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 · 2 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 4 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

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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.5km

Crime is +44% above London average

Property

2 Jul

Prices, sales volume and market trends

£579,980

Median sale price

Above London median by 12%

£579,980 is 12% above the London median (£520,000)

+12.9%

This year

Flat

Dominant type

Price history

Sales (24 months)49
New build100.0%
Avg flat£579,980
Price per m²£7,743/m²
Price per ft²£719/ft²
Avg floor area74.9 m²

EPC breakdown

B
70%
C
1%

Based on 71 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£16,499
First-time buyerFTB
£7,749
Additional propertyBTL/2nd
£33,898

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

£2,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£187,250
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.18 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

2024–2025 · CAGR

+4%

Total change

+4%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.0%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£575k£598k+4%24.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.7% alpha

Flat/maisonette+4.7% α
Local
4%
District
-0.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
West Silvertown DLR StationDLR line
3.5 min walk
Charlton

Nearby stations

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

46

Walkability score

298

Footpaths (500m)

0

Santander docks (800m)

1.5 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

3

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)11
Nearest car park131m
Santander docks (800m)0
Nearest cycle dock1.5 km

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.7 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 · 2.4 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

140

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tattoo Bar (336 m)

Nearest supermarketJiamart · 439 m
2 tennis courts1 swimming pools2 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)

356m

Post office

Nearby shops

Itsa Oriental Market278 m
Royal Wharf Supermarket312 m
Sainsbury's Local323 m
Azuolas349 m

Nearby cafes

22nd Coffee179 m
T4 Tea For U235 m
Little Hudson Cafe418 m
Starbucks459 m

Nearby restaurants

Whashoku192 m
Kaboom265 m
Keonbae Barbeque & Beer284 m
S’more309 m

Nearby pubs

Tattoo Bar336 m
The Windjammer430 m
Greenwich Yacht Club Restaurant & Bar691 m
Byrney’s Beach Bar843 m

Nearby gyms

Royal Wharf Pool144 m
Royal Wharf Clubhouse165 m
Greenwich Yacht Club764 m
Wakeup Docklands808 m

Nearby pharmacies

Royal Docks Pharmacy and Travel Clinic360 m
Day Lewis Pharmacy1.2 km

Nearby health

Royal Wharf Dental379 m
Royal Wharf Clinic388 m
Pontoon Dock Health Centre421 m
Food hygiene (5-star)65% of 43

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

HORUS ENTERPRISES LTD

Investment

Investment grade, yield and market outlook

45

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

68.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,719m
Crossrail 2 route8,656m

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

Price vs London+11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
9
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)

Minoco Wharf, Minoco Wharf, North Woolwich Road, Silvertown, E16 2BG3383 homes
completed
Deanston Wharf, Deanston Wharf, Bradfield Road, Silvertown, E16 2AX769 homes
completed
Minoco Wharf plots 11, 12, 15 & 22, Minoco Wharf plots 11, 12, 15 & 22, North Woolwich Road, E16 2BG579 homes
completed
Royal Wharf plots 13 & 14a, Royal Wharf plots 13 & 14a, North Woolwich Road, E16 2BG326 homes
completed
Royal Wharf, plot 20, Royal Wharf, plot 20, North Woolwich Road, Silvertown, E16 2BG324 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 (£579,980)

£16,499

Standard buyer

£7,749

First-time buyer

Save £8,750

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 2ZT

Full postcodeE16 2ZT
Postcode districtE16
BoroughLondon Borough of Newham
WardRoyal Victoria
Latitude51.500248
Longitude0.024953
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