OPINION: The opening of the long-awaited Silvertown Tunnel is going to change the lives of people living, working and travelling in East London. But, not everyone thinks it’s going to be a change for good.

Posted on 6 April 2025

The Silvertown Tunnel is a £2.2 billion infrastructure project that connects Silvertown in Newham to the Greenwich Peninsula. From today – 7^thApril – when it opens, it is going to transform the East London transport infrastructure. It has potential to reduce congestion and stimulate economic growth, but critics point to concerns about the environmental and social impacts, as well as the financial implications. It is already controversial with talk of protests as it opened.

As property experts and agents, with a long heritage of operating in South London, we’ve been awaiting the tunnel opening since the idea was first mooted in 2012. The headlines all talk about the impact on East London, but we spend much of our time working with businesses in and around the Greenwich Peninsula, and we know the impact is going to be felt across South London too.

Commercial gains

Without a doubt, the impact on commercial property and businesses operating in the area will be widely felt. Improved connectivity is expected to enhance commercial property values in surrounding areas by increasing accessibility to markets and reducing logistical delays. Long-term benefits hinge on effective management of traffic flows and environmental impacts.

Any plan to improve connectivity and reduce congestion can only be a good thing for companies and individuals. The Silvertown Tunnel aims to alleviate pressure on the Blackwall Tunnel, which experiences frequent closures – around 700 each year. This alternative crossing is expected to reduce travel times by up to 20 minutes during peak hours and improve reliability for motorists and public transport users. 

Additionally, the number of cross-river bus services will increase from six to 21 per hour during busy periods, all using electric buses. Increased bus routes through the tunnel will provide more sustainable transport alternatives, potentially reducing reliance on private vehicles.

At the same time, economic growth and commercial benefits are anticipated. The tunnel is expected to improve access to jobs and markets in East London. It could stimulate local businesses by facilitating smoother logistics and attracting investment in areas north and south of the Thames. Transport for London (TfL) estimates that journey time savings and reliability improvements could deliver benefits worth £1.2 billion.

The toll system—£1.50 for most crossings but up to £4 during peak hours for use of both the Silvertown Tunnel and the Blackwall Tunnel —will fund construction costs and ongoing maintenance. This self-financing model ensures the project does not rely on taxpayer subsidies while incentivising reduced car usage during peak times. 

The human cost

But – and this is a big but – the financial burden on regular users of the tunnels will soon mount up. For example, peak-hour fees will reach £8 per day for round trips which could impact the number of days per week people travel to work in businesses within the zones, and add costs to goods and services that are carried out in the area. Pedestrians are banned and cyclists will have to use a shuttle bus.

The tunnel construction has already led to significant disruptions, including the loss of residential units and commercial floorspace in affected areas. Early analysis suggested approximately 620 residential units and over 43,000 square meters of commercial space would be reconfigured or displaced due to the project. 

And there are wider-reaching impacts. Critics argue that the tunnel may attract more cars into areas already struggling with air pollution, particularly as it lies within London's Ultra Low Emission Zone (ULEZ). While Transport for London (TfL) claims the project will improve air quality by reducing congestion, opponents fear it could exacerbate pollution levels due to increased traffic volumes.

The East / West divide

We are hugely invested – emotionally and financially – in South London. As a business, we support anything that increases the economic durability and sustainability of the area, as well as improving the overall quality of life. But there is surely a logical argument that suggests the East – and anyone trying to do business, or travel in and around the area – is being unfairly penalised. Compare the number of tolls for crossing the Thames in East London – Dartford Crossing, and now the Blackwall and Silvertown tunnels – with the tolls in West London. Whilst congestion charges apply for driving in Central London, and therefore to the five bridges in the area, crossings further to the West are free. So much business is done in the East (and South), because of its strong links to Kent and out to the Continent. 

Building the future 

The Silvertown Tunnel represents a significant investment in London's infrastructure with clear benefits for connectivity, economic growth, and public transport development. However, there are environmental risks, social disruptions, and financial implications. Striking a balance between economic development and sustainability will be key to ensuring its success as a transformative project for East – and South – London.