Custom House · Newham · West Ham and Beckton constituency · 51.51417, 0.02384

E16 3QT— Custom House, Newham

Location and area intelligence for E16 3QT, 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
66
Investment
53

The bottom line

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

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Location

E16 3QT

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 3QT

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

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How E16 3QT 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 · 9 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

9 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 972m

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area68.5 m²

EPC breakdown

C
6%
D
2%
E
3%

Based on 11 properties · Confidence: medium

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£171,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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 Distribution

P25: £175k–£200k · P75: £175k–£200k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£198k£198k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
6.2 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
7 min walk
Custom House (for ExCel) DLR StationDLR
7 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

205

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

11

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)46
Nearest car park187m
Santander docks (800m)0
Nearest cycle dock1.3 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 waterMEDIUM
Medium
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 AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.1 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 · 9.7 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)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: La Barrique (596 m)

Nearest supermarketLocal Express · 792 m
2 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)

726m

Post office

Nearby shops

Nisa Local286 m
Freemasons News317 m
Nemunas373 m
B J Wines386 m

Nearby cafes

Wild Bean Cafe327 m
ExCEL Café and Restaurant374 m
Cosy Cafe499 m
Starbucks Excel577 m

Nearby restaurants

Sushi Katana281 m
Curry King378 m
Fife Road Food Corner383 m
Pacific Fish Bar392 m

Nearby pubs

La Barrique596 m
Fox @ Excel608 m
The Beckton Arms689 m
The Pyramid698 m

Nearby gyms

Resident's Gym719 m
Residents Gymnasium753 m
Sculpt & Sweat Studio859 m
Wakeup Docklands961 m

Nearby pharmacies

Day Lewis Pharmacy403 m
Chapharm Chemists556 m
Newmans Pharmacy885 m

Nearby health

Appleby Community Dental Department561 m
St Lukes' Medical Centre753 m
Carpenter's Practice (St. Luke's Site)756 m
iCare Dental819 m
Food hygiene (5-star)70% of 70

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CLEANLOOK LTD

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 route6,014m
Crossrail 2 route7,772m

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)

Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ649 homes
completed
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 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 3QT

Full postcodeE16 3QT
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.514170
Longitude0.023841
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