Custom House · Newham · West Ham and Beckton constituency · 51.51385, 0.02381

E16 3QS— Custom House, Newham

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

 

Schools 100%Safety 66/100Transport 58/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
66
Schools
100
Transport
58
Environment
67
Investment
53

The bottom line

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

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Location

E16 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for E16 3QS

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

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How E16 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Rosetta Primary School

Outstanding · Inspected May 2023 · 4 min walk

KS2: 112.0

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.10A8: 49.0

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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2322.2%

+28% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Vehicle crime17%
Anti-social behaviour14%
Drug offences6%
Theft6%
Robbery5%
Burglary1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.0km

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area82.3 m²

EPC breakdown

C
18%
D
6%
E
5%
F
1%

Based on 30 properties · Confidence: high

Street mix

Terraced 22%Flat 78%

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£205,750
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, filled cavity
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

1998–2019 · CAGR

+8.7%

Total change

+477%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.4%

per year

Acceleration

-156.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 20 sales

Property Type Mix

Total: 20 sales

Terraced25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£71k£86k+21.1%3
Post-dot-com plateau2001–2003£98k£105k+7.1%1.7
Pre-crash peak2006–2006£145k£145k+0%1
GFC & correction2011–2012£221k£161k-27.1%1
Help-to-Buy recovery2014–2014£120k£120k+0%1
Brexit uncertainty2017–2019£335k£410k+22.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
15%
District
13.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Custom House StationElizabeth line line
5.8 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
6 min walk
Custom House (for ExCel) DLR StationDLR
6 min walk
Royal Victoria DLR StationDLR
8 min walk
Prince Regent DLR StationDLR
11 min walk
Canning Town Underground StationJubilee
13 min walk
No bus stops within 400m

40

Walkability score

208

Footpaths (500m)

0

Santander docks (800m)

1.3 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

10

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)46
Nearest car park222m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

70%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed378 Mbps
Median download385 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: 6.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.0 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

CUSTOM HOUSE SURGERY

16 FREEMASONS ROAD, CANNING TOWN, E16 3NA

2 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 · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

17

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

3

Convenience

No pubs within 400m — nearest: La Barrique (562 m)

Nearest supermarketLocal Express · 825 m
1 tennis courts

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)

712m

Post office

Nearby shops

Nisa Local252 m
Freemasons News282 m
B J Wines352 m
Nemunas389 m

Nearby cafes

ExCEL Café and Restaurant341 m
Wild Bean Cafe362 m
Cosy Cafe532 m
Starbucks Excel542 m

Nearby restaurants

Sushi Katana317 m
Pacific Fish Bar359 m
Le Royal386 m
Curry King394 m

Nearby pubs

La Barrique562 m
Fox @ Excel573 m
The Pyramid665 m
The Beckton Arms705 m

Nearby gyms

Resident's Gym687 m
Residents Gymnasium717 m
Sculpt & Sweat Studio831 m
Wakeup Docklands927 m

Nearby pharmacies

Day Lewis Pharmacy370 m
Chapharm Chemists560 m
Newmans Pharmacy921 m

Nearby health

Appleby Community Dental Department539 m
St Lukes' Medical Centre741 m
Carpenter's Practice (St. Luke's Site)743 m
iCare Dental791 m
Food hygiene (5-star)69% of 74

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

CHEF PALETTE LIMITED
COMPANIGANJ ASSOCIATION UK
CROMOVEMENT LIMITED
INTENSIVE DRIVING TEST BOOKING LIMITED
MARIA C LIMITED

+2 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 score16/100
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

41.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,981m
Crossrail 2 route7,786m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,495 nationally

1,884

Est. population

13,026/km²

55%

Employed

32%

Degree educated

£36,800

Median income

13.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

31%
23%
20%
19%
Under 1831%
18–3423%
35–4920%
50–6419%
65+8%

Tenure

14%
24%
52%
Own outright5%
Own (mortgage)14%
Private rent24%
Social rent52%
Shared ownership5%
Rent free0%

Ethnicity

25%
19%
35%
White British25%
White Other11%
Asian19%
Black35%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household47%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent52%
Private rent24%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
12
Local approval rate
86%
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)
953
Largest scheme
854 homes · West End Car Park, Western Gateway, Canning Town, E16 1XL
Pipeline pressure
NONE

Named schemes (500m)

CANNING TOWN TOWER BLOCKS, CANNING TOWN TOWER BLOCKS, MAPLIN ROAD, RADLAND ROAD, FREEMASONS ROAD, E16278 homes
completed
206 - 300, 206 - 300, Butchers Road, Canning Town, E16 1NQ109 homes
completed
Land At Leslie Road And, Freemasons Road, And Freemasons Road, Canning Town, E16 3NA95 homes
completed
LAND BETWEEN, LAND BETWEEN, BUTCHERS ROAD, FREEMASON ROAD, E16 1PH60 homes
completed
Crediton Road Site, Crediton Road Site, Credition Road, Canning Town, E16 1PQ59 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 3QS

Full postcodeE16 3QS
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.513846
Longitude0.023813
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