Custom House · Newham · West Ham and Beckton constituency · 51.51060, 0.04524

E16 3RE— Custom House, Newham

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 49/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
66
Schools
90
Transport
49
Environment
82
Investment
50

The bottom line

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

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Location

E16 3RE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+80.0% vs London avg

Deep-dive guides for E16 3RE

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E16 3RE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ellen Wilkinson Primary School

Good · Inspected Mar 2023 · 8 min walk

KS2: 104.7

★★

Secondary

Royal Docks Academy

Good · Inspected Sept 2021 · 9 min walk

P8: -0.28A8: 41.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 16 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

117.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 731.8%

+30% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime14%
Theft9%
Robbery4%
Burglary3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: LCY Airfield Fire Station · 700m

Crime is +80% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E16 district median

£456,250

Based on 978 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,923/m²
Price per ft²£550/ft²
Avg floor area64.9 m²

EPC breakdown

C
22%
D
10%

Based on 32 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£162,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
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 Trajectory

1997–2026 · CAGR

+5.2%

Total change

+338%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.9%

per year

Acceleration

+36.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 77 sales

Property Type Mix

Total: 77 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£88k£127k+44.3%9.7
Post-dot-com plateau2001–2004£90k£220k+144.6%4.5
Pre-crash peak2005–2007£195k£248k+26.9%3.3
GFC & correction2009–2012£242k£256k+5.7%1.7
Help-to-Buy recovery2013–2016£250k£393k+57.1%2.2
Pandemic surge2020–2020£460k£460k+0%1
Rate-rise correction2022–2022£415k£415k+0%1
Current market2024–2026£425k£385k-9.4%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2% alpha

Terraced-2% α
Local
4.9%
District
6.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Royal Albert DLR StationDLR line
3 min walk
Silvertown & City Airport

Nearby stations

Royal Albert DLR StationDLR
3 min walk
Beckton Park DLR StationDLR
9 min walk
Prince Regent DLR StationDLR
10 min walk
London City Airport DLR StationDLR
10 min walk
Silvertown & City AirportNational Rail
12 min walk
No bus stops within 400m

25

Walkability score

163

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria58 min ↑
Waterloo51 min ↑
Canary Wharf ★37 min
City50 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

22

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)161
Nearest car park222m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
222m
🅿️
Fox@Connaught· no
441m
🅿️
ExCeL· yes
483m
🅿️
Premier Inn· yes
541m
🅿️
ExCeL· yes
567m
🅿️
Aloft Hotel
708m

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: 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: 8.2 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.4 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

HEALTH VISITORS LONDON BOROUGH OF NEWHAM

3RD FLOOR EASTWING NEWHAM, 1000 DOCKSIDE ROAD, E16 2QU

4 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

483

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fox@Connaught (452 m)

Nearest supermarketJiamart · 1.4 km
1 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)

846m

Post office

Nearby shops

Londis - The Village Shop402 m
WHSmith849 m
Londis895 m
The Corner Shop955 m

Nearby cafes

The Dockside390 m
Jackie's Love Kitchen524 m
Freight691 m
Big Penny Brews773 m

Nearby restaurants

Yi-ban396 m
Pret A Manger757 m
Docksider761 m
Soul + Grain839 m

Nearby pubs

Fox@Connaught452 m
Forge715 m
Juniper&Co819 m

Nearby gyms

Royal Docks Watersports Centre446 m
Beckton Park Gym922 m
Connaught Heights Gym1.0 km
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

BALTIC SAFETY LIMITED
HAMTI LIMITED
NIKOL 2012 LTD
PURE GLOW THERAPIES LTD
RYNO TRAINING LTD

+2 more

Investment

Investment grade, yield and market outlook

50

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
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,488m
Crossrail 2 route9,280m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,209 nationally

1,562

Est. population

5,403/km²

67%

Employed

41%

Degree educated

£38,300

Median income

6.1%

Claimant rate

Inner cityMedium densityEstablished mixed

34

Community stability

Age profile

27%
22%
29%
16%
Under 1827%
18–3422%
35–4929%
50–6416%
65+6%

Tenure

14%
27%
44%
14%
Own outright14%
Own (mortgage)27%
Private rent44%
Social rent14%
Shared ownership2%
Rent free0%

Ethnicity

19%
35%
17%
19%
White British19%
White Other35%
Asian17%
Black19%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household35%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent44%
Social rent14%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
Local approval rate
80%
Borough approval rate
76%
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
80 homes · NORTH OF ALLOTMENTS AND STABLES, NORTH OF ALLOTMENTS AND STABLES, STANSFELD ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

NORTH OF ALLOTMENTS AND STABLES, NORTH OF ALLOTMENTS AND STABLES, STANSFELD ROAD, E1680 homes
completed
KING GEORGE AVENUE, E1632 homes
completed
Vacant Land In Between 27 - 28, Vacant Land In Between 27 - 28, Jade Close West, Beckton, E16 3TY2 homes
completed
28, 28, Jasper Road, West Beckton, E16 3TR1 homes
completed
6, 6, Allhallows Road, E6 5SZ1 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 3RE

Full postcodeE16 3RE
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.510597
Longitude0.045243
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