Custom House · Newham · West Ham and Beckton constituency · 51.51163, 0.02577

E16 3SA— Custom House, Newham

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

High-connectivity investment target

 

Schools 100%Safety 49/100Transport 67/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
63
Safety
49
Schools
100
Transport
67
Environment
66
Investment
46

The bottom line

E16 3SA offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Young professionals.

Less suited to Families.

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Location

E16 3SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+246.0% vs London avg

Deep-dive guides for E16 3SA

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

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“High-connectivity investment target”

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How E16 3SA 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 · 6 min walk

KS2: 112.0

—

Secondary

Oasis Academy Silvertown

Not yet inspected · 10 min walk

P8: -0.65A8: 44.1

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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

224.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 374.0%

+149% vs borough

Crime by type

Other30%
Violence & sexual offences19%
Vehicle crime15%
Anti-social behaviour13%
Theft8%
Drug offences6%
Robbery4%
Burglary4%

Stop & search

5.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is +246% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,219/m²
Price per ft²£485/ft²
Avg floor area48.6 m²

EPC breakdown

B
1%
C
18%
D
5%

Based on 24 properties · Confidence: medium

Street mix

Terraced 29%Flat 64%Other 7%

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£121,500
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 BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+4.1%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-116.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Terraced36.4%
Flat/maisonette63.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£95k£120k+26.3%1.3
Pre-crash peak2007–2007£170k£170k+0%2
Help-to-Buy recovery2015–2015£205k£205k+0%1
Brexit uncertainty2017–2018£205k£375k+82.9%1.5
Current market2026–2026£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Custom House StationElizabeth line line
2.5 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
3 min walk
Custom House (for ExCel) DLR StationDLR
3 min walk
Royal Victoria DLR StationDLR
7 min walk
Prince Regent DLR StationDLR
8 min walk
West Silvertown DLR StationDLR
13 min walk
No bus stops within 400m

42

Walkability score

220

Footpaths (500m)

0

Santander docks (800m)

1.4 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 park160m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Aloft Hotel
756m

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: 6.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

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

CUSTOM HOUSE SURGERY

16 FREEMASONS ROAD, CANNING TOWN, E16 3NA

2 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.3 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

103

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLocal Express · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

511m

Post office

Nearby shops

Nisa Local57 m
Freemasons News68 m
B J Wines85 m
Bubble & Squeak467 m

Nearby cafes

ExCEL Café and Restaurant74 m
Starbucks Excel279 m
Delice de france377 m
Costa402 m

Nearby restaurants

Pacific Fish Bar91 m
Le Royal115 m
Golden Sand149 m
Tapa Tapa304 m

Nearby pubs

La Barrique299 m
Fox @ Excel313 m
The Pyramid388 m
Forge784 m

Nearby gyms

Residents Gymnasium524 m
Resident's Gym596 m
Sculpt & Sweat Studio785 m
Wakeup Docklands790 m

Nearby pharmacies

Day Lewis Pharmacy101 m
Chapharm Chemists517 m

Nearby health

Appleby Community Dental Department585 m
iCare Dental750 m
Royal Wharf Clinic1.1 km
Pontoon Dock Health Centre1.1 km
Food hygiene (5-star)65% of 86

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

46

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 score18/100
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 owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.9

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,830m
Crossrail 2 route8,023m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,990 nationally

2,108

Est. population

3,672/km²

53%

Employed

35%

Degree educated

£36,800

Median income

10.0%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

34

Community stability

Age profile

24%
27%
22%
17%
Under 1824%
18–3427%
35–4922%
50–6417%
65+9%

Tenure

22%
55%
Own outright5%
Own (mortgage)12%
Private rent22%
Social rent55%
Shared ownership5%
Rent free1%

Ethnicity

20%
19%
17%
32%
White British20%
White Other19%
Asian17%
Black32%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household58%
Unemployed9%
No qualifications24%

Housing tenure (Census 2021)

Social rent55%
Private rent22%

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
14
Local approval rate
81%
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)
952
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
Warehouses N, Warehouses N, Royal Victoria Dock, Silvertown, E16104 homes
completed
Land At Leslie Road And, Freemasons Road, And Freemasons Road, Canning Town, E16 3NA95 homes
completed
Flying Angel, 287, Flying Angel, 287, Victoria Dock Road, Canning Town, E16 3BY65 homes
completed
Flying Angel, 287 - 289, Flying Angel, 287 - 289, Victoria Dock Road, Canning Town, E16 3BY65 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 3SA

Full postcodeE16 3SA
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.511627
Longitude0.025775
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