Custom House · Newham · West Ham and Beckton constituency · 51.51639, 0.01816

E16 1QA— Custom House, Newham

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 51/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
67
Schools
100
Transport
51
Environment
67
Investment
47

The bottom line

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

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Location

E16 1QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for E16 1QA

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

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“High-connectivity investment target”

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How E16 1QA 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 · 2 min walk

KS2: 110.4

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 4 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 463.2%

+22% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Vehicle crime14%
Anti-social behaviour11%
Burglary7%
Drug offences7%
Theft5%
Robbery5%

Stop & search

4.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is +70% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,835/m²
Price per ft²£449/ft²
Avg floor area96.6 m²

EPC breakdown

C
4%
D
5%
E
1%
F
1%
G
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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£241,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
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

1996–2025 · CAGR

+7.8%

Total change

+775%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.9%

per year

Acceleration

-17.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached5%
Terraced95%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£104k+108%1.8
Post-dot-com plateau2002–2003£115k£177k+53.9%2
Pre-crash peak2007–2007£243k£243k+0%2
GFC & correction2009–2009£250k£250k+0%1
Help-to-Buy recovery2014–2014£362k£362k+0%1
Brexit uncertainty2019–2019£205k£205k+0%1
Pandemic surge2021–2021£410k£410k+0%1
Current market2024–2025£460k£438k-4.9%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
7.6%
District
6.9%

CAGR over 28yr 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 Velocity75
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Royal VictoriaLondon Cable Car line
9.4 min walk
Canning Town

Nearby stations

Canning Town DLR StationDLR
9 min walk
Canning Town Underground StationJubilee
9 min walk
Royal Victoria DLR StationDLR
10 min walk
Canning TownNational Rail
10 min walk
Custom House Rail StationElizabeth line
12 min walk
No bus stops within 400m

47

Walkability score

157

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge24 min ↓
Victoria40 min ↑
Waterloo33 min ↓
Canary Wharf ★20 min
City33 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

16

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)84
Nearest car park154m
Santander docks (800m)0
Nearest cycle dock1.0 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

COMMUNITY DERMATOLOGY CLINIC

63 APPLEBY ROAD, CANNING TOWN, E16 1LQ

8 min walk

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

216

Parks (1km)

41

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketLocal Express · 509 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Nemunas99 m
Premium Food & Wine370 m
S & G Mini Market379 m
Damla Supermarket403 m

Nearby cafes

Wild Bean Cafe356 m
Creamy Coffee383 m
Rose's Cafe415 m
Trendy421 m

Nearby restaurants

Jamaican Roots79 m
Fife Road Food Corner92 m
Curry King96 m
McDonald's342 m

Nearby pubs

The Beckton Arms226 m
The Princess Alexandra378 m
Charlie's Bar401 m
Kings Bar433 m

Nearby gyms

Fitness4Less590 m
The Gym628 m
Rise Climbing691 m
Luv Yourself Space695 m

Nearby pharmacies

Osbon Pharmacy489 m
Berg's Pharmacy521 m
Jetsol Pharmacy594 m
Newmans Pharmacy691 m

Nearby health

The Canning Town Dental Practice376 m
East Village Dental509 m
St Lukes' Medical Centre581 m
Carpenter's Practice (St. Luke's Site)585 m
Food hygiene (5-star)36% of 119

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

MAD POWER LTD
ODELEKE SERVICES LTD
PN FILMS LIMITED
VENDO TRADING LIMITED

Investment

Investment grade, yield and market outlook

47

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

12/100

Velocity score

Future outlook

54.8

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,041m
Crossrail 2 route7,308m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,729 nationally

1,941

Est. population

8,238/km²

52%

Employed

36%

Degree educated

£46,000

Median income

13.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

30%
24%
21%
17%
Under 1830%
18–3424%
35–4921%
50–6417%
65+8%

Tenure

21%
61%
Own outright7%
Own (mortgage)9%
Private rent21%
Social rent61%
Shared ownership2%
Rent free1%

Ethnicity

23%
22%
31%
White British23%
White Other12%
Asian22%
Black31%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine27%
No car household56%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent61%
Private rent21%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
13
Planning apps (3 years)
10
Local approval rate
92%
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)
48
Largest scheme
649 homes · Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ
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
206 - 300, 206 - 300, Butchers Road, Canning Town, E16 1NQ109 homes
completed
Crediton Road Site, Crediton Road Site, Credition Road, Canning Town, E16 1PQ59 homes
completed
213 To 217, 213 To 217, Barking Road, Canning Town, E16 4HH44 homes
completed
Site at 20, Site at 20, Fords Park Road, Canning Town, E16 1NL35 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 1QA

Full postcodeE16 1QA
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.516390
Longitude0.018160
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