Custom House · Newham · West Ham and Beckton constituency · 51.51012, 0.02876

E16 3BZ— Custom House, Newham

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

High-connectivity investment target

 

Schools 100%Safety 49/100Transport 69/100Yield 4.21%

Best for: Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
49
Schools
90
Transport
69
Environment
63
Investment
57

The bottom line

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

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E16 3BZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E16 3BZ meets your needs.

Location

E16 3BZ

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 3BZ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E16 3BZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart

“High-connectivity investment target”

Share:WhatsAppShare on X

How E16 3BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joachim's Catholic Primary School

Good · Inspected Sept 2021 · 3 min walk

KS2: 105.2

★★

Secondary

Royal Docks Academy

Good · Inspected Sept 2021 · 5 min walk

P8: -0.28A8: 41.2

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 · 7 min walk

6 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

Crime is +246% above London average

Property

Prices, sales volume and market trends

Avg floor area48 m²

EPC breakdown

B
5%
C
33%
D
13%
E
27%

Based on 78 properties · Confidence: high

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£120,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
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 80% of London
Custom House StationElizabeth line line
1.8 min walk
Silvertown & City Airport

Nearby stations

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

41

Walkability score

139

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge29 min ↓
Victoria45 min ↑
Waterloo38 min ≈
Canary Wharf ★25 min
City36 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

14

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)32
Nearest car park346m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Aloft Hotel
499m
🅿️
Premier Inn· yes
700m
🅿️
ExCeL· yes
722m
🅿️
Fox@Connaught· no
784m
🅿️
ExCeL· yes
788m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed146 Mbps
Median download183 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: 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: 7.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.5 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

5 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

1

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 · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketJiamart · 952 m
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)

320m

Post office

Nearby shops

B J Wines238 m
Ieva284 m
Freemasons News306 m
Nisa Local317 m

Nearby cafes

Starbucks Excel239 m
ExCEL Café and Restaurant244 m
Costa251 m
Delice de france259 m

Nearby restaurants

Truckers Bliss113 m
Golden Sand198 m
Le Royal218 m
Pacific Fish Bar234 m

Nearby pubs

The Pyramid232 m
La Barrique249 m
Fox @ Excel265 m
Forge524 m

Nearby gyms

Residents Gymnasium542 m
Resident's Gym716 m
Royal Wharf Pool1.2 km
Royal Wharf Clubhouse1.2 km

Nearby pharmacies

Day Lewis Pharmacy227 m
Chapharm Chemists513 m
Royal Docks Pharmacy and Travel Clinic988 m

Nearby health

Pontoon Dock Health Centre911 m
Royal Wharf Clinic911 m
Royal Wharf Dental950 m
Food hygiene (5-star)68% of 79

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

CLEAN GREEN CITY LTD
PRO TEMPORE LTD

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 score17/100
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

46.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,787m
Crossrail 2 route8,286m

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)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
20
Local approval rate
85%
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)
96
Largest scheme
770 homes · PHASE 1, WEST SILVERTOWN URBAN VILLAGE, SOUTH OF, PHASE 1, WEST SILVERTOWN URBAN VILLAGE, SOUTH OF, ROYAL VICTORIA DOCK, E16
Pipeline pressure
NONE

Named schemes (500m)

Land At Leslie Road And, Freemasons Road, And Freemasons Road, Canning Town, E16 3NA95 homes
completed
Flying Angel, 287 - 289, Flying Angel, 287 - 289, Victoria Dock Road, Canning Town, E16 3BY65 homes
completed
Flying Angel, 287, Flying Angel, 287, Victoria Dock Road, Canning Town, E16 3BY65 homes
completed
388, 388, Prince Regent Lane, Cundy Road (garages), Silvertown, E16 5DH47 homes
completed
75, 75, Berwick Road, Newham, E16 3DR34 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

Live in E16 3BZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E16 3BZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E16 3BZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E16 3BZ

Full postcodeE16 3BZ
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.510119
Longitude0.028763
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