Custom House · Newham · West Ham and Beckton constituency · 51.51695, 0.01875

E16 1UF— Custom House, Newham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 62/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
77
Schools
100
Transport
62
Environment
67
Investment
59

The bottom line

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

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Location

E16 1UF

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-13.1% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E16 1UF

🛡️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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“The practical family move”

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How E16 1UF 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour21%
Vehicle crime16%
Burglary5%
Drug offences4%
Robbery4%
Theft3%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area61.7 m²

EPC breakdown

B
28%
C
2%

Based on 30 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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£154,250
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.24 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2022 · CAGR

+-8.9%

Total change

-37%

Market Activity

Price Velocity & Acceleration

Current Velocity

+175.0%

per year

Acceleration

+250.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£438k£112k-74.5%7.5
Pandemic surge2020–2021£415k£100k-75.9%1
Rate-rise correction2022–2022£275k£275k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
10.2 min walk
Canning Town

Nearby stations

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

53

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

1.1 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

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)70
Nearest car park199m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB15% 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

9 min walk

7

GPs within 1km

5

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

211

Parks (1km)

39

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketLocal Express · 440 m
2 tennis courts1 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

Nemunas141 m
S & G Mini Market317 m
Damla Supermarket354 m
Albina357 m

Nearby cafes

Wild Bean Cafe307 m
Candy Crush Desserts374 m
Creamy Coffee402 m
Rose's Cafe430 m

Nearby restaurants

Fife Road Food Corner139 m
Curry King140 m
Jamaican Roots141 m
CPG Restaurant346 m

Nearby pubs

The Beckton Arms252 m
The Princess Alexandra342 m
Charlie's Bar352 m
Kings Bar453 m

Nearby gyms

Fitness4Less636 m
The Gym683 m
Rise Climbing765 m
Luv Yourself Space769 m

Nearby pharmacies

Osbon Pharmacy493 m
Berg's Pharmacy566 m
Jetsol Pharmacy592 m
Newmans Pharmacy618 m

Nearby health

The Canning Town Dental Practice393 m
East Village Dental554 m
Abbey Arms Dental Clinic603 m
Star Lane Medical Centre643 m
Food hygiene (5-star)36% of 120

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BLUE WIND PARADISE LTD
GAIA HAUS CREATIONS LTD

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

53.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,115m
Crossrail 2 route7,316m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,847 nationally

2,558

Est. population

11,347/km²

68%

Employed

45%

Degree educated

£36,500

Median income

7.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

26%
32%
25%
Under 1826%
18–3432%
35–4925%
50–6411%
65+6%

Tenure

25%
27%
33%
Own outright7%
Own (mortgage)25%
Private rent27%
Social rent33%
Shared ownership8%
Rent free0%

Ethnicity

22%
24%
22%
21%
White British22%
White Other24%
Asian22%
Black21%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household53%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent33%
Private rent27%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
11
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)
57
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
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
306 - 308, 306 - 308, Barking Road, Plaistow, E13 8HL33 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 1UF

Full postcodeE16 1UF
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.516946
Longitude0.018747
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