Custom House · Newham · West Ham and Beckton constituency · 51.51389, 0.03643

E16 3RU— Custom House, Newham

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

 

Schools 100%Safety 74/100Transport 42/100Yield 4.21%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
74
Schools
95
Transport
42
Environment
81
Investment
54

The bottom line

E16 3RU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E16 3RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for E16 3RU

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

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How E16 3RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Scott Wilkie Primary School

Outstanding · Inspected Jun 2023 · 1 min walk

KS2: 112.0

★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.0 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 286.7%

-23% vs borough

Crime by type

Violence & sexual offences35%
Other22%
Vehicle crime17%
Anti-social behaviour16%
Drug offences4%
Burglary3%
Robbery2%
Theft1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 841m

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area75.4 m²

EPC breakdown

C
26%
D
24%
E
1%

Based on 51 properties · Confidence: high

Street mix

Terraced 34%Flat 66%

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£188,500
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, 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

1998–2020 · CAGR

+8.6%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.9%

per year

Acceleration

+62.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 32 sales

Property Type Mix

Total: 32 sales

Terraced37.5%
Flat/maisonette62.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£110k+70.5%1.3
Post-dot-com plateau2001–2004£78k£142k+82.1%2.2
Pre-crash peak2005–2007£144k£193k+34.1%2
GFC & correction2011–2012£165k£159k-3.6%1
Help-to-Buy recovery2013–2015£208k£225k+8.4%2
Brexit uncertainty2017–2018£276k£255k-7.6%1.5
Pandemic surge2020–2020£395k£395k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

-8.1% alpha

Flat/maisonette+0.6% α
Local
5.7%
District
5.1%
Terraced-8.1% α
Local
11.1%
District
19.2%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Prince Regent DLR StationDLR
7 min walk
Custom House Rail StationElizabeth line
10 min walk
Custom House (for ExCel) DLR StationDLR
10 min walk
Royal Albert DLR StationDLR
11 min walk
Royal Victoria DLR StationDLR
17 min walk
No bus stops within 400m

26

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

2.2 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)302
Nearest car park128m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Aloft Hotel
590m
🅿️
Fox@Connaught· no
635m
🅿️
Premier Inn· yes
640m
🅿️
Will Thorne Pavilion Car Park73 spaces
674m
🅿️
ExCeL· yes
686m
🅿️
ExCeL· yes
696m

Connectivity

Broadband and mobile coverage

100%

Full fibre

46%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed283 Mbps
Median download279 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: 7.5 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.8 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

8 min walk

5

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 659 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox@Connaught (602 m)

Nearest supermarketJiamart · 1.4 km
5 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)

386m

Post office

Nearby shops

KKS Food & Wine318 m
Prince Newsagents320 m
Bubble & Squeak343 m
SRA Local346 m

Nearby cafes

Jackie's Love Kitchen189 m
Garden Community Cafe396 m
Barry's Cafe403 m
E16 Coffee726 m

Nearby restaurants

Eastenders Kebab314 m
Le Royal318 m
Raj Gate Tandoori320 m
Lin's Fish Bar328 m

Nearby pubs

Fox@Connaught602 m
Forge632 m
The Pyramid893 m

Nearby gyms

Newham Leisure Centre595 m
Royal Docks Watersports Centre768 m
Beckton Park Gym848 m

Nearby pharmacies

Chapharm Chemists321 m
Rowlands Pharmacy1.0 km

Nearby health

Coborn Centre for Adolescent Mental Health659 m
Newham Centre for Mental Health731 m
Newham University Hospital866 m
Neonatal Unit, L1 Z21.0 km
Food hygiene (5-star)51% of 37

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ATOFF VENTURES LIMITED
BRIGHT BEGINNINGS 4 KIDS LTD
CAREWORK LINKS LTD
GLOBAL FREEDOM LIMITED
IVOMAR LTD

+4 more

Investment

Investment grade, yield and market outlook

54

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,423m
Crossrail 2 route8,570m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,023 nationally

1,658

Est. population

16,459/km²

56%

Employed

31%

Degree educated

£36,800

Median income

9.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
25%
23%
17%
Under 1829%
18–3425%
35–4923%
50–6417%
65+7%

Tenure

15%
27%
49%
Own outright7%
Own (mortgage)15%
Private rent27%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

26%
20%
13%
30%
White British26%
White Other20%
Asian13%
Black30%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household40%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Social rent49%
Private rent27%

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
9
Local approval rate
60%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
120 homes · WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16120 homes
completed
ALBERT DOCK HOSPITAL SITE, ALBERT DOCK HOSPITAL SITE, ALNWICK ROAD, E1646 homes
completed
WEST BECKTON 3 - SITE 2, WEST BECKTON 3 - SITE 2, TOLLGATE ROAD, E1626 homes
completed
WEST BECKTON 4, WEST BECKTON 4, TOLLGATE ROAD, FULMER ROAD, E1619 homes
completed
ALBERT DOCK HOSPITAL SITE, ALBERT DOCK HOSPITAL SITE, ALNWICK ROAD, ROYAL ROAD, E1618 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 3RU

Full postcodeE16 3RU
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.513889
Longitude0.036425
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