Custom House · Newham · West Ham and Beckton constituency · 51.51114, 0.02872

E16 3DN— Custom House, Newham

Location and area intelligence for E16 3DN, 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
62
Safety
49
Schools
90
Transport
67
Environment
65
Investment
57

The bottom line

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

Less suited to Families.

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Location

E16 3DN

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 3DN

🛡️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 3DN 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 · 2 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 · 6 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)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is +246% above London average

Property

Prices, sales volume and market trends

Avg floor area80.4 m²

EPC breakdown

C
21%
D
13%
E
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 39%Flat 61%

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£201,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2022 · CAGR

+7.1%

Total change

+356%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

-0.39

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 20 sales

Property Type Mix

Total: 20 sales

Terraced40%
Flat/maisonette60%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£80k£80k+0%3
Post-dot-com plateau2001–2003£82k£146k+77%2.5
Pre-crash peak2005–2007£178k£201k+12.6%1.3
GFC & correction2008–2010£223k£194k-12.8%1.5
Help-to-Buy recovery2016–2016£332k£332k+0%1
Brexit uncertainty2017–2017£349k£349k+0%2
Rate-rise correction2022–2022£365k£365k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+10.1% alpha

Flat/maisonette+10.1% α
Local
21.9%
District
11.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

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
2.4 min walk
Silvertown & City Airport

Nearby stations

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

39

Walkability score

175

Footpaths (500m)

0

Santander docks (800m)

1.6 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park337m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Aloft Hotel
551m
🅿️
Premier Inn· yes
744m
🅿️
ExCeL· yes
773m

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: 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 AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.6 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

4 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketJiamart · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

303m

Post office

Nearby shops

B J Wines222 m
Ieva268 m
Nisa Local269 m
Freemasons News269 m

Nearby cafes

ExCEL Café and Restaurant222 m
Barry's Cafe282 m
Garden Community Cafe290 m
Starbucks Excel307 m

Nearby restaurants

Golden Sand216 m
Le Royal218 m
Pacific Fish Bar221 m
Truckers Bliss224 m

Nearby pubs

La Barrique322 m
The Pyramid337 m
Fox @ Excel339 m
Forge582 m

Nearby gyms

Residents Gymnasium609 m
Resident's Gym750 m
Newham Leisure Centre1.0 km

Nearby pharmacies

Day Lewis Pharmacy219 m
Chapharm Chemists414 m
Royal Docks Pharmacy and Travel Clinic1.1 km

Nearby health

Pontoon Dock Health Centre1.0 km
Royal Wharf Clinic1.0 km
Royal Wharf Dental1.1 km
Food hygiene (5-star)66% of 82

Business

Local businesses registered here

Active businesses
3
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

ARTSY DECOR LTD
EL ACCOUNTS LTD
VIRVIK 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

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,883m
Crossrail 2 route8,228m

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)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
20
Local approval rate
86%
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
278 homes · CANNING TOWN TOWER BLOCKS, CANNING TOWN TOWER BLOCKS, MAPLIN ROAD, RADLAND ROAD, FREEMASONS ROAD, 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

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Key facts for E16 3DN

Full postcodeE16 3DN
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.511145
Longitude0.028722
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