Custom House · Newham · West Ham and Beckton constituency · 51.51714, 0.04160

E16 3RX— Custom House, Newham

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

 

Schools 100%Safety 73/100Transport 34/100Yield 4.21%

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
73
Schools
90
Transport
34
Environment
81
Investment
57

The bottom line

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

Less suited to Car-free commuters.

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Location

E16 3RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for E16 3RX

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
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How E16 3RX 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 · 4 min walk

KS2: 104.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 8 min walk

P8: +0.59A8: 61.0

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 · 12 min walk

7 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.3 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 331.0%

-16% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour22%
Vehicle crime13%
Robbery6%
Theft4%
Drug offences2%
Burglary2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 767m

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area68.7 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: low

Street mix

Semi 36%Terraced 64%

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£171,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 50 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

1996–2015 · CAGR

+10.5%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

+83.5%

per year

Acceleration

+90.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached35.7%
Terraced64.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£52k£65k+25%1.5
Post-dot-com plateau2003–2004£165k£174k+5.5%1
Pre-crash peak2005–2005£180k£180k+0%3
GFC & correction2010–2012£210k£205k-2.4%1
Help-to-Buy recovery2013–2015£190k£349k+83.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
17.9%
District
17.3%

CAGR over 6yr 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
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Royal Albert DLR StationDLR line
12.3 min walk
Silvertown & City Airport

Nearby stations

Prince Regent DLR StationDLR
13 min walk
Royal Albert DLR StationDLR
13 min walk
Beckton Park DLR StationDLR
16 min walk
Custom House Rail StationElizabeth line
16 min walk
Custom House (for ExCel) DLR StationDLR
17 min walk
No bus stops within 400m

22

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

2.6 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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)302
Nearest car park54m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
591m

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: 7.9 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

9 min walk

4

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 360 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

401

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Fox@Connaught (939 m)

No restaurants within 800m — nearest: Charcoal Restaurant (648 m)

Nearest supermarket1.3 km
5 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)

893m

Post office

Nearby shops

Tollgate Local457 m
D.S.K.461 m
Londis - The Village Shop467 m
K D News649 m

Nearby cafes

Deli-Marche464 m
Jackie's Love Kitchen509 m
Garden Community Cafe904 m
Barry's Cafe911 m

Nearby restaurants

Charcoal Restaurant648 m
East Ocean650 m
Lin's Fish Bar729 m
Eastenders Kebab749 m

Nearby pubs

Fox@Connaught939 m
Forge1.1 km

Nearby gyms

Beckton Park Gym342 m
Newham Leisure Centre471 m
Royal Docks Watersports Centre1.1 km

Nearby pharmacies

Chapharm Chemists746 m
Rowlands Pharmacy823 m

Nearby health

Coborn Centre for Adolescent Mental Health360 m
Newham Centre for Mental Health400 m
Newham University Hospital611 m
Neonatal Unit, L1 Z2732 m
Food hygiene (5-star)47% of 17

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

B AND M GROUNDWORKS LTD
GLOW VENTURES LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

33.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,923m
Crossrail 2 route8,757m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,874 nationally

1,638

Est. population

12,362/km²

65%

Employed

42%

Degree educated

£40,800

Median income

7.4%

Claimant rate

SuburbanHigh densityEstablished mixed

37

Community stability

Age profile

28%
24%
26%
15%
Under 1828%
18–3424%
35–4926%
50–6416%
65+8%

Tenure

17%
27%
39%
15%
Own outright17%
Own (mortgage)27%
Private rent39%
Social rent15%
Shared ownership2%

Ethnicity

21%
30%
22%
18%
White British21%
White Other30%
Asian22%
Black18%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household34%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent39%
Social rent15%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
Local approval rate
88%
Borough approval rate
76%
Historic landfill (400m)
1
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)
2
Largest scheme
391 homes · East Ham Industrial Estate, 1000, Newham Way, East Ham, E6 5JN
Pipeline pressure
NONE

Named schemes (500m)

WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16120 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
Land at, Land at, Monarch Drive, Canning Town, E16 3UD4 homes
completed
6, Fleetwood Close, Beckton, E16 3SN2 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 3RX

Full postcodeE16 3RX
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.517135
Longitude0.041600
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