Custom House · Newham · West Ham and Beckton constituency · 51.51161, 0.02092

E16 3QB— Custom House, Newham

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

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 61/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
69
Schools
100
Transport
61
Environment
67
Investment
53

The bottom line

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

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Location

E16 3QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+54.0% vs London avg

Deep-dive guides for E16 3QB

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

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How E16 3QB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Hallsville Primary School

Outstanding · Inspected Jan 2023 · 4 min walk

KS2: 111.3

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 11 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.3 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 741.2%

+11% vs borough

Crime by type

Other25%
Vehicle crime20%
Violence & sexual offences19%
Anti-social behaviour16%
Drug offences7%
Robbery6%
Theft4%
Burglary3%

Stop & search

1.4

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)

3

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.3km

Crime is +54% above London average

Property

Prices, sales volume and market trends

Avg floor area85 m²

EPC breakdown

C
13%
D
7%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 83%Flat 17%

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£212,500
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)
Roof(another dwelling above)
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

1997–2022 · CAGR

+6.2%

Total change

+351%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-36.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 17 sales

Property Type Mix

Total: 17 sales

Terraced82.4%
Flat/maisonette17.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£67k£67k+0%3
Post-dot-com plateau2002–2003£147k£177k+20.1%1.5
Pre-crash peak2005–2007£122k£180k+48.1%1
GFC & correction2008–2008£245k£245k+0%2
Help-to-Buy recovery2015–2016£210k£437k+108.1%1
Brexit uncertainty2018–2018£450k£450k+0%3
Rate-rise correction2022–2022£300k£300k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
9.5%
District
9.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Royal VictoriaLondon Cable Car line
3.6 min walk
Canning Town

Nearby stations

Royal Victoria DLR StationDLR
4 min walk
Custom House (for ExCel) DLR StationDLR
6 min walk
Custom House Rail StationElizabeth line
6 min walk
Canning Town Underground StationJubilee
11 min walk
Canning Town DLR StationDLR
12 min walk
2 bus routes · 10 stops within 400m · 79 buses/hr peak

54

Walkability score

241

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria52 min ↑
Waterloo45 min ↑
Canary Wharf ★27 min
City41 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

14

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)46
Nearest car park77m
Santander docks (800m)0
Nearest cycle dock1.1 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

CUSTOM HOUSE SURGERY

16 FREEMASONS ROAD, CANNING TOWN, E16 3NA

4 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

20

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: La Barrique (446 m)

Nearest supermarketLocal Express · 1.0 km
1 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)

847m

Post office

Nearby shops

Freemasons News275 m
Nisa Local280 m
B J Wines332 m
Premier381 m

Nearby cafes

ExCEL Café and Restaurant328 m
Coffee Station330 m
Freight380 m
Airline Cafe and Diner387 m

Nearby restaurants

Pacific Fish Bar336 m
Le Royal352 m
Golden Sand377 m
Fremantle Bar & Kitchen379 m

Nearby pubs

La Barrique446 m
Fox @ Excel449 m
The Pyramid576 m
Streeties613 m

Nearby gyms

Resident's Gym373 m
Residents Gymnasium468 m
Sculpt & Sweat Studio512 m
Peacock Gym555 m

Nearby pharmacies

Day Lewis Pharmacy342 m
Newmans Pharmacy1.2 km

Nearby health

Appleby Community Dental Department251 m
iCare Dental472 m
St Lukes' Medical Centre514 m
Carpenter's Practice (St. Luke's Site)515 m
Food hygiene (5-star)69% of 75

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BALANCE & ASSIST VIRTUAL LIMITED
CONTACT FLOORING LIMITED
MOTA MAMU LTD
N CHOWDHURY LTD
THRIFT BAZAAR LIMITED

+1 more

Investment

Investment grade, yield and market outlook

53

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 score18/100
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

46.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,667m
Crossrail 2 route7,730m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,097 nationally

1,425

Est. population

18,136/km²

57%

Employed

33%

Degree educated

£46,000

Median income

9.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

26%
25%
23%
18%
Under 1826%
18–3425%
35–4923%
50–6418%
65+8%

Tenure

15%
22%
54%
Own outright9%
Own (mortgage)15%
Private rent22%
Social rent54%
Shared ownership0%
Rent free1%

Ethnicity

23%
14%
20%
30%
White British23%
White Other14%
Asian20%
Black30%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household45%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent53%
Private rent22%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
12
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)
960
Largest scheme
854 homes · West End Car Park, Western Gateway, Canning Town, E16 1XL
Pipeline pressure
NONE

Named schemes (500m)

West End Car Park, Western Gateway, Canning Town, E16 1XL854 homes
completed
Excel Phase 2, WE1& WE2, west of, Excel Phase 2, WE1& WE2, west of, Seagull Lane, Northern side of Mace Gateway, North Woolwich, E16 1AL388 homes
completed
R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, R. VICTORIA DOCK, (N) PARCEL WE 7A EXCEL, WESTERN GATEWAY, E16 1AS330 homes
completed
CANNING TOWN TOWER BLOCKS, CANNING TOWN TOWER BLOCKS, MAPLIN ROAD, RADLAND ROAD, FREEMASONS ROAD, E16278 homes
completed
WE2 Royal Victoria Dock, WE2 Royal Victoria Dock, Seagull Lane, Western Gateway, Silvertown, E16 1AL241 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 3QB

Full postcodeE16 3QB
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.511612
Longitude0.020918
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