Custom House · Newham · West Ham and Beckton constituency · 51.51260, 0.03808

E16 3HR— Custom House, Newham

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

 

Schools 100%Safety 74/100Transport 43/100Yield 4.21%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
74
Schools
95
Transport
43
Environment
77
Investment
54

The bottom line

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

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

Less suited to Car-free commuters.

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Location

E16 3HR

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 3HR

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

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Postcode Personality

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How E16 3HR 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 · 2 min walk

KS2: 112.0

★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 10 min walk

5 primaries · 2 secondaries · 0 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

4

Incidents (1yr)

13

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.0km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area72.6 m²

EPC breakdown

C
1%
D
10%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 100%

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£181,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (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

2000–2019 · CAGR

+7.3%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

+96.6%

per year

Acceleration

+120.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£91k£91k+0%2
Post-dot-com plateau2001–2004£72k£225k+212.5%2
Pre-crash peak2006–2007£180k£233k+29.2%1
GFC & correction2010–2010£178k£178k+0%1
Brexit uncertainty2019–2019£350k£350k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-7.6% alpha

Terraced-7.6% α
Local
14.5%
District
22.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Prince Regent DLR StationDLR
6 min walk
Royal Albert DLR StationDLR
9 min walk
Custom House Rail StationElizabeth line
11 min walk
Custom House (for ExCel) DLR StationDLR
11 min walk
Beckton Park DLR StationDLR
16 min walk
No bus stops within 400m

29

Walkability score

176

Footpaths (500m)

0

Santander docks (800m)

2.3 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

21

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)302
Nearest car park58m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Fox@Connaught· no
463m
🅿️
Aloft Hotel
477m
🅿️
Premier Inn· yes
482m
🅿️
ExCeL· yes
517m
🅿️
ExCeL· yes
539m
🅿️
Will Thorne Pavilion Car Park73 spaces
542m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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: 7.7 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

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

10 min walk

4

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 788 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fox@Connaught (432 m)

Nearest supermarketJiamart · 1.3 km
2 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)

384m

Post office

Nearby shops

Village Food Store381 m
Ieva420 m
KKS Food & Wine435 m
Prince Newsagents459 m

Nearby cafes

Jackie's Love Kitchen56 m
Garden Community Cafe397 m
Barry's Cafe405 m
The Dockside607 m

Nearby restaurants

Greggs Outlet392 m
Le Royal436 m
Raj Gate Tandoori458 m
Eastenders Kebab462 m

Nearby pubs

Fox@Connaught432 m
Forge515 m

Nearby gyms

Royal Docks Watersports Centre592 m
Newham Leisure Centre755 m
Beckton Park Gym875 m
Connaught Heights Gym1.1 km

Nearby pharmacies

Chapharm Chemists473 m

Nearby health

Coborn Centre for Adolescent Mental Health788 m
Newham Centre for Mental Health856 m
Newham University Hospital1.0 km
Neonatal Unit, L1 Z21.2 km
Food hygiene (5-star)59% of 34

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

ENDLA LTD
MARYTE KAIRYTE LTD
PROF-CONSULTING SERVICE LTD
TEXTIN LTD

Investment

Investment grade, yield and market outlook

54

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

31.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,368m
Crossrail 2 route8,735m

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)
7
Planning apps (3 years)
8
Local approval rate
71%
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)
1
Largest scheme
120 homes · WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16120 homes
completed
ALBERT DOCK HOSPITAL SITE, ALBERT DOCK HOSPITAL SITE, ALNWICK ROAD, E1646 homes
completed
KING GEORGE AVENUE, E1632 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 3HR

Full postcodeE16 3HR
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.512601
Longitude0.038083
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