Custom House · Newham · West Ham and Beckton constituency · 51.51266, 0.03099

E16 3NF— Custom House, Newham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 60/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
74
Schools
90
Transport
60
Environment
68
Investment
59

The bottom line

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

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Location

E16 3NF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for E16 3NF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How E16 3NF 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 · 1 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 4 min walk

7 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.2 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 262.5%

-19% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Vehicle crime15%
Anti-social behaviour10%
Drug offences8%
Theft7%
Burglary4%
Robbery1%

Stop & search

2.5

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)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 938m

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area66.7 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

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£166,750
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)
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

1998–2021 · CAGR

+8.8%

Total change

+596%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-22.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£57k£57k+0%2
Post-dot-com plateau2001–2003£117k£175k+49.6%1
GFC & correction2008–2012£150k£188k+25.3%1
Help-to-Buy recovery2016–2016£330k£330k+0%1
Brexit uncertainty2017–2018£365k£425k+16.4%1
Pandemic surge2021–2021£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

37

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

1.8 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)267
Nearest car park222m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Aloft Hotel
550m
🅿️
Premier Inn· yes
709m
🅿️
ExCeL· yes
752m
🅿️
Fox@Connaught· no
761m
🅿️
ExCeL· yes
788m

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: 7.2 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% 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

7 min walk

3

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 935 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

6

Convenience

No pubs within 400m — nearest: La Barrique (553 m)

Nearest supermarketJiamart · 1.2 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)

225m

Post office

Nearby shops

KKS Food & Wine99 m
Bubble & Squeak137 m
Prince Newsagents152 m
SRA Local203 m

Nearby cafes

Barry's Cafe217 m
Garden Community Cafe220 m
ExCEL Café and Restaurant423 m
E16 Coffee525 m

Nearby restaurants

Le Royal101 m
Loucas Fish Bar141 m
Raj Gate Tandoori150 m
Eastenders Kebab179 m

Nearby pubs

La Barrique553 m
The Pyramid554 m
Fox @ Excel570 m
Forge591 m

Nearby gyms

Newham Leisure Centre799 m
Residents Gymnasium840 m

Nearby pharmacies

Chapharm Chemists193 m
Day Lewis Pharmacy430 m

Nearby health

Coborn Centre for Adolescent Mental Health935 m
Newham Centre for Mental Health1.0 km
Newham University Hospital1.1 km
A&E Department1.2 km
Food hygiene (5-star)61% of 82

Business

Local businesses registered here

Active businesses
2
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

M&S SEWING SOLUTION LTD
PROVIRONAS LOGISTICS LTD

Investment

Investment grade, yield and market outlook

59

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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

44.2

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,109m
Crossrail 2 route8,290m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,870 nationally

1,980

Est. population

13,366/km²

61%

Employed

34%

Degree educated

£36,800

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

25%
25%
24%
16%
Under 1825%
18–3425%
35–4924%
50–6416%
65+10%

Tenure

20%
29%
39%
Own outright11%
Own (mortgage)20%
Private rent29%
Social rent39%
Shared ownership1%
Rent free0%

Ethnicity

25%
21%
17%
27%
White British25%
White Other21%
Asian17%
Black27%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household46%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent39%
Private rent29%

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
16
Local approval rate
85%
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)
100
Largest scheme
95 homes · Land At Leslie Road And, Freemasons Road, And Freemasons Road, Canning Town, E16 3NA
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 3NF

Full postcodeE16 3NF
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.512661
Longitude0.030995
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