Custom House · Newham · West Ham and Beckton constituency · 51.51337, 0.03218

E16 3EB— Custom House, Newham

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

The family fortress

 

Schools 100%Safety 75/100Transport 55/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
75
Schools
90
Transport
55
Environment
69
Investment
56

The bottom line

E16 3EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E16 3EB

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-2.9% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for E16 3EB

🛡️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

“The family fortress”

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How E16 3EB 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 · 4 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
↑ Rising 250.0%

-33% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Anti-social behaviour18%
Vehicle crime12%
Robbery7%
Burglary5%
Drug offences3%
Theft3%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 854m

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area42.8 m²

EPC breakdown

C
16%
D
4%
E
1%
F
2%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 13%Flat 88%

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£107,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsCavity wall, with internal insulation
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2003 · CAGR

+19.7%

Total change

+71%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

-33.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 7 sales

Property Type Mix

Total: 7 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£53k£53k+0%3
Post-dot-com plateau2001–2003£53k£90k+71.4%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.2% alpha

Flat/maisonette-6.2% α
Local
2.4%
District
8.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Prince RegentDLR line
5.3 min walk
Silvertown & City Airport

Nearby stations

Prince Regent DLR StationDLR
6 min walk
Custom House Rail StationElizabeth line
7 min walk
Custom House (for ExCel) DLR StationDLR
7 min walk
Royal Victoria DLR StationDLR
13 min walk
Royal Albert DLR StationDLR
14 min walk
No bus stops within 400m

36

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

1.9 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

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)256
Nearest car park206m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Aloft Hotel
578m
🅿️
Premier Inn· yes
713m
🅿️
Fox@Connaught· no
750m
🅿️
ExCeL· yes
761m
🅿️
ExCeL· yes
785m

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 25%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.8 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

6 min walk

4

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 824 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Forge (621 m)

Nearest supermarketJiamart · 1.3 km
5 tennis courts1 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)

259m

Post office

Nearby shops

KKS Food & Wine18 m
Prince Newsagents67 m
Bubble & Squeak72 m
SRA Local129 m

Nearby cafes

Garden Community Cafe259 m
Barry's Cafe260 m
Jackie's Love Kitchen454 m
ExCEL Café and Restaurant533 m

Nearby restaurants

Le Royal18 m
Raj Gate Tandoori65 m
Loucas Fish Bar75 m
Eastenders Kebab90 m

Nearby pubs

Forge621 m
The Pyramid663 m
La Barrique667 m
Fox @ Excel683 m

Nearby gyms

Newham Leisure Centre695 m
Royal Docks Watersports Centre886 m

Nearby pharmacies

Chapharm Chemists108 m
Day Lewis Pharmacy541 m
Rowlands Pharmacy1.1 km

Nearby health

Coborn Centre for Adolescent Mental Health824 m
Newham Centre for Mental Health897 m
Newham University Hospital975 m
A&E Department1.1 km
Food hygiene (5-star)54% of 46

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BOSSA REAL ESTATE AND SUPPLIERS LTD
FAST AND FURIA IT LTD
KCL LONDON LTD
MAXIMUM IT SOLUZIONI LIMITED
STYLED BY NICKI LIMITED

+2 more

Investment

Investment grade, yield and market outlook

56

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

35.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,219m
Crossrail 2 route8,329m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,263 nationally

1,619

Est. population

30,000/km²

63%

Employed

38%

Degree educated

£40,800

Median income

7.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

22%
28%
24%
17%
Under 1822%
18–3428%
35–4924%
50–6417%
65+8%

Tenure

15%
19%
35%
30%
Own outright15%
Own (mortgage)19%
Private rent35%
Social rent30%
Shared ownership1%

Ethnicity

16%
28%
24%
24%
White British16%
White Other28%
Asian24%
Black24%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household41%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent35%
Social rent30%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
17
Local approval rate
78%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
100
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
75, 75, Berwick Road, Newham, E16 3DR34 homes
completed
CUNDY HOUSE, CUNDY HOUSE, GARVARY ROAD, E16 3NG32 homes
completed
HUME POINT, 2, HUME POINT, 2, JERSEY ROAD, E1616 homes
completed
371, 371, Prince Regent Lane, West Beckton, E16 3JP6 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 3EB

Full postcodeE16 3EB
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.513369
Longitude0.032179
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