Custom House · Newham · West Ham and Beckton constituency · 51.51788, 0.03711

E16 3LN— Custom House, Newham

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

 

Schools 100%Safety 71/100Transport 36/100Yield 4.21%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
71
Schools
95
Transport
36
Environment
84
Investment
51

The bottom line

E16 3LN 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: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E16 3LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for E16 3LN

🛡️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 3LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Tollgate Primary School

Outstanding · Inspected Dec 2022 · 3 min walk

KS2: 112.2

★★

Secondary

Cumberland Community School

Good · Inspected Sept 2022 · 5 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 9 min walk

9 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 425.8%

-5% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour21%
Vehicle crime12%
Drug offences6%
Theft6%
Robbery4%
Burglary1%

Road safety

85

Road safety score

11

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Plaistow Fire Station · 476m

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area74.5 m²

EPC breakdown

C
15%
D
18%

Based on 33 properties · Confidence: high

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£186,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1999–2022 · CAGR

+7.6%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.6%

per year

Acceleration

-3.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£69k£67k-3.6%1.5
Post-dot-com plateau2003–2003£135k£135k+0%1
GFC & correction2008–2008£165k£165k+0%1
Help-to-Buy recovery2015–2015£252k£252k+0%2
Brexit uncertainty2017–2018£300k£279k-7.2%1.5
Pandemic surge2020–2021£282k£330k+17.2%1.5
Rate-rise correction2022–2022£375k£375k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.8% alpha

Flat/maisonette-5.8% α
Local
3.4%
District
9.2%

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
11.8 min walk
Silvertown & City Airport

Nearby stations

Prince Regent DLR StationDLR
12 min walk
Custom House Rail StationElizabeth line
14 min walk
Custom House (for ExCel) DLR StationDLR
15 min walk
Royal Albert DLR StationDLR
15 min walk
Beckton Park DLR StationDLR
20 min walk
No bus stops within 400m

25

Walkability score

120

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

11

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)229
Nearest car park172m
Santander docks (800m)0
Nearest cycle dock2.3 km

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 waterLOW
Low
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.2 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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

7 min walk

4

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 219 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox@Connaught (1.0 km)

Nearest supermarket1.1 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)

803m

Post office

Nearby shops

Tollgate Local168 m
D.S.K.173 m
K D News330 m
Edgars Food And Wine331 m

Nearby cafes

Deli-Marche405 m
Jackie's Love Kitchen560 m
Cosy Cafe692 m
Bo-Bar772 m

Nearby restaurants

Charcoal Restaurant330 m
East Ocean331 m
Lin's Fish Bar509 m
Eastenders Kebab549 m

Nearby pubs

Fox@Connaught1.0 km
Forge1.1 km

Nearby gyms

Newham Leisure Centre178 m
Beckton Park Gym604 m
Royal Docks Watersports Centre1.2 km

Nearby pharmacies

Chapharm Chemists539 m
Rowlands Pharmacy612 m
Britannia Pharmacy980 m

Nearby health

Coborn Centre for Adolescent Mental Health219 m
Newham Centre for Mental Health293 m
Newham University Hospital424 m
Neonatal Unit, L1 Z2569 m
Food hygiene (5-star)52% of 33

Business

Local businesses registered here

Active businesses
4
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

A

High street health

Registered businesses

BOBBY INTERIORS LIMITED
FRESH START TRAINING LTD
PINKYTIPS LTD
TEAM PRO LIMITED

Investment

Investment grade, yield and market outlook

51

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

21.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,825m
Crossrail 2 route8,437m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,799 nationally

1,889

Est. population

18,269/km²

55%

Employed

31%

Degree educated

£40,800

Median income

10.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

30%
22%
21%
19%
Under 1830%
18–3422%
35–4921%
50–6419%
65+8%

Tenure

19%
63%
Own outright6%
Own (mortgage)11%
Private rent19%
Social rent63%
Shared ownership1%
Rent free0%

Ethnicity

22%
14%
21%
34%
White British22%
White Other14%
Asian21%
Black34%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household46%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent63%
Private rent19%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
7
Local approval rate
67%
Borough approval rate
76%
Historic landfill (400m)
1
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)
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
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
Land at, Land at, Monarch Drive, Canning Town, E16 3UD4 homes
completed
109, Croombs Road, West Beckton, E16 3RW3 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 3LN

Full postcodeE16 3LN
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.517879
Longitude0.037108
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