Custom House · Newham · West Ham and Beckton constituency · 51.51531, 0.02319

E16 1PH— Custom House, Newham

Location and area intelligence for E16 1PH, Custom House, Newham

 

Schools 100%Safety 66/100Transport 58/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
66
Schools
100
Transport
58
Environment
66
Investment
43

The bottom line

E16 1PH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E16 1PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for E16 1PH

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

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How E16 1PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Keir Hardie Primary School

Outstanding · Inspected Mar 2024 · 3 min walk

KS2: 110.4

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 8 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2322.2%

+28% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Vehicle crime17%
Anti-social behaviour14%
Drug offences6%
Theft6%
Robbery5%
Burglary1%

Stop & search

0.5

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: Plaistow Fire Station · 908m

Crime is +78% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,688/m²
Price per ft²£435/ft²
Avg floor area66.6 m²

EPC breakdown

C
6%
D
4%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 12%Terraced 80%Detached 4%Other 4%

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£166,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.2%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

+93.2%

per year

Acceleration

+144.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 24 sales

Property Type Mix

Total: 24 sales

Detached4.2%
Semi-detached12.5%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£60k£60k+0%6
Post-dot-com plateau2002–2004£61k£85k+38.8%2.3
Pre-crash peak2005–2006£103k£350k+241.5%1
GFC & correction2008–2010£110k£239k+116.8%1.3
Help-to-Buy recovery2014–2014£250k£250k+0%1
Brexit uncertainty2018–2018£195k£195k+0%1
Pandemic surge2020–2020£455k£455k+0%1
Current market2024–2025£220k£425k+93.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.9% alpha

Terraced+1.9% α
Local
11.2%
District
9.3%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
5.8 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
8 min walk
Custom House (for ExCel) DLR StationDLR
8 min walk
Royal Victoria DLR StationDLR
9 min walk
Prince Regent DLR StationDLR
13 min walk
Canning Town Underground StationJubilee
13 min walk
No bus stops within 400m

42

Walkability score

180

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria52 min ↑
Waterloo45 min ↑
Canary Wharf ★27 min
City41 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

13

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)46
Nearest car park116m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed453 Mbps
Median download430 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.2 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

4 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

28

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Beckton Arms (595 m)

Nearest supermarketLocal Express · 657 m
2 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)

831m

Post office

Nearby shops

S & G Mini Market285 m
Nemunas289 m
Nisa Local421 m
Freemasons News451 m

Nearby cafes

Wild Bean Cafe196 m
Cosy Cafe418 m
ExCEL Café and Restaurant509 m
Candy Crush Desserts638 m

Nearby restaurants

Sushi Katana182 m
Curry King295 m
Fife Road Food Corner301 m
Jamaican Roots335 m

Nearby pubs

The Beckton Arms595 m
Charlie's Bar668 m
The Princess Alexandra681 m
The Red House686 m

Nearby gyms

Resident's Gym814 m
Residents Gymnasium874 m
Sculpt & Sweat Studio934 m
Wakeup Docklands1.1 km

Nearby pharmacies

Day Lewis Pharmacy538 m
Chapharm Chemists611 m
Newmans Pharmacy754 m

Nearby health

Appleby Community Dental Department616 m
Abbey Arms Dental Clinic744 m
The Canning Town Dental Practice744 m
St Lukes' Medical Centre762 m
Food hygiene (5-star)40% of 76

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

CALM TRAVELS LTD
CRIBS DAY NURSERY LTD
FOUNDERY LTD
MS GLOBAL CONSTRUCTION LTD
THE LIGHT OF JESUS CHRIST ASSEMBLY MINISTRIES

+1 more

Investment

Investment grade, yield and market outlook

43

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,104m
Crossrail 2 route7,673m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,495 nationally

1,884

Est. population

13,026/km²

55%

Employed

32%

Degree educated

£36,800

Median income

13.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

31%
23%
20%
19%
Under 1831%
18–3423%
35–4920%
50–6419%
65+8%

Tenure

14%
24%
52%
Own outright5%
Own (mortgage)14%
Private rent24%
Social rent52%
Shared ownership5%
Rent free0%

Ethnicity

25%
19%
35%
White British25%
White Other11%
Asian19%
Black35%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household47%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent52%
Private rent24%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
18
Local approval rate
89%
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)
976
Largest scheme
854 homes · West End Car Park, Western Gateway, Canning Town, E16 1XL
Pipeline pressure
NONE

Named schemes (500m)

Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ649 homes
completed
CANNING TOWN TOWER BLOCKS, CANNING TOWN TOWER BLOCKS, MAPLIN ROAD, RADLAND ROAD, FREEMASONS ROAD, E16278 homes
completed
206 - 300, 206 - 300, Butchers Road, Canning Town, E16 1NQ109 homes
completed
LAND BETWEEN, LAND BETWEEN, BUTCHERS ROAD, FREEMASON ROAD, E16 1PH60 homes
completed
Crediton Road Site, Crediton Road Site, Credition Road, Canning Town, E16 1PQ59 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.1%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

James BecklesLabour and Co-operative Party
Sarah RuizLabour and Co-operative Party
Thelma OdoiLabour and Co-operative Party

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Key facts for E16 1PH

Full postcodeE16 1PH
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.515314
Longitude0.023186
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