Custom House · Newham · West Ham and Beckton constituency · 51.51248, 0.03479

E16 3DX— Custom House, Newham

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

 

Schools 100%Safety 74/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
74
Schools
95
Transport
56
Environment
68
Investment
42

The bottom line

E16 3DX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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

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Location

E16 3DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for E16 3DX

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How E16 3DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Scott Wilkie Primary School

Outstanding · Inspected Jun 2023 · 4 min walk

KS2: 112.0

★★

Secondary

Royal Docks Academy

Good · Inspected Sept 2021 · 2 min walk

P8: -0.28A8: 41.2

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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.0 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 286.7%

-23% vs borough

Crime by type

Violence & sexual offences35%
Other22%
Vehicle crime17%
Anti-social behaviour16%
Drug offences4%
Burglary3%
Robbery2%
Theft1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 966m

Crime is +8% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,255/m²
Price per ft²£302/ft²
Avg floor area74.9 m²

EPC breakdown

B
3%
C
13%
D
15%
E
4%
F
1%
G
1%

Based on 37 properties · Confidence: high

Street mix

Semi 22%Terraced 78%

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£187,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
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

1997–2024 · CAGR

+7.4%

Total change

+585%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.4%

per year

Acceleration

-17.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached21.7%
Terraced78.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£57k£95k+65.2%1.5
Post-dot-com plateau2001–2004£127k£184k+44.5%1.5
Pre-crash peak2005–2006£163k£198k+21.5%2
GFC & correction2009–2011£143k£300k+110.5%1
Help-to-Buy recovery2013–2016£250k£382k+52.8%1.7
Brexit uncertainty2017–2017£392k£392k+0%1
Pandemic surge2021–2021£410k£410k+0%1
Rate-rise correction2023–2023£440k£440k+0%1
Current market2024–2024£394k£394k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
9.3%
District
8.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Prince Regent DLR StationDLR line
4.3 min walk
Silvertown & City Airport

Nearby stations

Prince Regent DLR StationDLR
5 min walk
Custom House Rail StationElizabeth line
8 min walk
Custom House (for ExCel) DLR StationDLR
8 min walk
Royal Albert DLR StationDLR
11 min walk
Royal Victoria DLR StationDLR
15 min walk
No bus stops within 400m

35

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★34 min
City48 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

23

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)326
Nearest car park213m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Aloft Hotel
433m
🅿️
Premier Inn· yes
531m
🅿️
Fox@Connaught· no
555m
🅿️
ExCeL· yes
583m
🅿️
ExCeL· yes
596m
🅿️
Will Thorne Pavilion Car Park73 spaces
770m

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 waterMEDIUM
Medium
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: 7.4 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

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

CGL-NEWHAM RISE

3 BECKTON ROAD, CANNING TOWN, E16 4ED

9 min walk

3

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 839 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Forge (477 m)

Nearest supermarketJiamart · 1.2 km
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

193m

Post office

Nearby shops

Village Food Store211 m
KKS Food & Wine220 m
Ieva222 m
Prince Newsagents262 m

Nearby cafes

Garden Community Cafe203 m
Barry's Cafe210 m
Jackie's Love Kitchen275 m
E16 Coffee537 m

Nearby restaurants

Greggs Outlet199 m
Le Royal222 m
Raj Gate Tandoori260 m
Eastenders Kebab273 m

Nearby pubs

Forge477 m
Fox@Connaught519 m
The Pyramid703 m
La Barrique743 m

Nearby gyms

Royal Docks Watersports Centre692 m
Newham Leisure Centre752 m
Connaught Heights Gym1.2 km

Nearby pharmacies

Chapharm Chemists289 m
Day Lewis Pharmacy665 m
Rowlands Pharmacy1.2 km

Nearby health

Coborn Centre for Adolescent Mental Health839 m
Newham Centre for Mental Health912 m
Newham University Hospital1.0 km
A&E Department1.2 km
Food hygiene (5-star)50% of 36

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ABM GLOBAL CONSULTANTS & RECRUITMENT LTD
FACULTAS CONSULTING LIMITED
LPD INTERIORS LTD
MI PRIMER CAMINO LTD
PROFI LIMITED

+4 more

Investment

Investment grade, yield and market outlook

42

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 score14/100
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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

46.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,230m
Crossrail 2 route8,535m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,023 nationally

1,658

Est. population

16,459/km²

56%

Employed

31%

Degree educated

£36,800

Median income

9.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
25%
23%
17%
Under 1829%
18–3425%
35–4923%
50–6417%
65+7%

Tenure

15%
27%
49%
Own outright7%
Own (mortgage)15%
Private rent27%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

26%
20%
13%
30%
White British26%
White Other20%
Asian13%
Black30%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household40%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Social rent49%
Private rent27%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
9
Local approval rate
67%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
120 homes · WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

388, 388, Prince Regent Lane, Cundy Road (garages), Silvertown, E16 5DH47 homes
completed
ALBERT DOCK HOSPITAL SITE, ALBERT DOCK HOSPITAL SITE, ALNWICK ROAD, E1646 homes
completed
75, 75, Berwick Road, Newham, E16 3DR34 homes
completed
WEST BECKTON 3 - SITE 2, WEST BECKTON 3 - SITE 2, TOLLGATE ROAD, E1626 homes
completed
WEST BECKTON 4, WEST BECKTON 4, TOLLGATE ROAD, FULMER ROAD, E1619 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 3DX

Full postcodeE16 3DX
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.512479
Longitude0.034792
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