Custom House · Newham · West Ham and Beckton constituency · 51.51141, 0.02594

E16 3BG— Custom House, Newham

Location and area intelligence for E16 3BG, Custom House, Newham

High-connectivity investment target

 

Schools 100%Safety 49/100Transport 67/100Yield 4.21%

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
63
Safety
49
Schools
100
Transport
67
Environment
66
Investment
57

The bottom line

E16 3BG offers exceptional schools (100% Good/Outstanding) — a strong choice for Young professionals.

Less suited to Families.

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Location

E16 3BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+246.0% vs London avg

Deep-dive guides for E16 3BG

🛡️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 3BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Rosetta Primary School

Outstanding · Inspected May 2023 · 6 min walk

KS2: 112.0

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 10 min walk

P8: -0.65A8: 44.1

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

224.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 374.0%

+149% vs borough

Crime by type

Other30%
Violence & sexual offences19%
Vehicle crime15%
Anti-social behaviour13%
Theft8%
Drug offences6%
Robbery4%
Burglary4%

Stop & search

5.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

Crime is +246% above London average

Property

Prices, sales volume and market trends

Avg floor area69.3 m²

EPC breakdown

B
29%

Based on 29 properties · Confidence: medium

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£173,250
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.12 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Custom House StationElizabeth line line
2.2 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
2 min walk
Custom House (for ExCel) DLR StationDLR
2 min walk
Royal Victoria DLR StationDLR
7 min walk
Prince Regent DLR StationDLR
8 min walk
West Silvertown DLR StationDLR
12 min walk
No bus stops within 400m

42

Walkability score

219

Footpaths (500m)

0

Santander docks (800m)

1.5 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

11

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)46
Nearest car park157m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Aloft Hotel
736m

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: 6.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.7 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

2 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

24

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketJiamart · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

497m

Post office

Nearby shops

B J Wines65 m
Freemasons News75 m
Nisa Local75 m
Ieva463 m

Nearby cafes

ExCEL Café and Restaurant56 m
Starbucks Excel255 m
Delice de france351 m
Costa375 m

Nearby restaurants

Pacific Fish Bar70 m
Le Royal92 m
Golden Sand124 m
Tapa Tapa280 m

Nearby pubs

La Barrique275 m
Fox @ Excel290 m
The Pyramid362 m
Forge763 m

Nearby gyms

Residents Gymnasium508 m
Resident's Gym592 m
Wakeup Docklands779 m
Sculpt & Sweat Studio784 m

Nearby pharmacies

Day Lewis Pharmacy79 m
Chapharm Chemists522 m
Royal Docks Pharmacy and Travel Clinic1.2 km

Nearby health

Appleby Community Dental Department594 m
iCare Dental750 m
Royal Wharf Clinic1.1 km
Pontoon Dock Health Centre1.1 km
Food hygiene (5-star)65% of 86

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

47.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,815m
Crossrail 2 route8,044m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,990 nationally

2,108

Est. population

3,672/km²

53%

Employed

35%

Degree educated

£36,800

Median income

10.0%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

34

Community stability

Age profile

24%
27%
22%
17%
Under 1824%
18–3427%
35–4922%
50–6417%
65+9%

Tenure

22%
55%
Own outright5%
Own (mortgage)12%
Private rent22%
Social rent55%
Shared ownership5%
Rent free1%

Ethnicity

20%
19%
17%
32%
White British20%
White Other19%
Asian17%
Black32%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household58%
Unemployed9%
No qualifications24%

Housing tenure (Census 2021)

Social rent55%
Private rent22%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
14
Local approval rate
81%
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)
952
Largest scheme
854 homes · West End Car Park, Western Gateway, Canning Town, E16 1XL
Pipeline pressure
NONE

Named schemes (500m)

CANNING TOWN TOWER BLOCKS, CANNING TOWN TOWER BLOCKS, MAPLIN ROAD, RADLAND ROAD, FREEMASONS ROAD, E16278 homes
completed
Warehouses N, Warehouses N, Royal Victoria Dock, Silvertown, E16104 homes
completed
Land At Leslie Road And, Freemasons Road, And Freemasons Road, Canning Town, E16 3NA95 homes
completed
Flying Angel, 287, Flying Angel, 287, Victoria Dock Road, Canning Town, E16 3BY65 homes
completed
Flying Angel, 287 - 289, Flying Angel, 287 - 289, Victoria Dock Road, Canning Town, E16 3BY65 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 3BG

Full postcodeE16 3BG
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.511409
Longitude0.025938
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