Custom House · Newham · West Ham and Beckton constituency · 51.51413, 0.02607

E16 3SH— Custom House, Newham

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

 

Schools 100%Safety 66/100Transport 59/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
66
Schools
95
Transport
59
Environment
65
Investment
53

The bottom line

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

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Location

E16 3SH

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 3SH

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

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Postcode Personality

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How E16 3SH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Rosetta Primary School

Outstanding · Inspected May 2023 · 2 min walk

KS2: 112.0

★★

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 2 min walk

9 primaries · 3 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plaistow Fire Station · 889m

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area84.3 m²

EPC breakdown

B
1%
C
8%

Based on 9 properties · Confidence: low

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£210,750
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
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 200 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

Data not yet available for this postcode.

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
5.7 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
6 min walk
Custom House (for ExCel) DLR StationDLR
6 min walk
Royal Victoria DLR StationDLR
9 min walk
Prince Regent DLR StationDLR
10 min walk
Canning Town Underground StationJubilee
15 min walk
No bus stops within 400m

40

Walkability score

214

Footpaths (500m)

0

Santander docks (800m)

1.5 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

10

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)46
Nearest car park206m
Santander docks (800m)0
Nearest cycle dock1.5 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 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 AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.0 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 · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

17

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

No pubs within 400m — nearest: La Barrique (578 m)

Nearest supermarketLocal Express · 862 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)

592m

Post office

Nearby shops

Nisa Local282 m
Freemasons News316 m
B J Wines364 m
Bubble & Squeak377 m

Nearby cafes

ExCEL Café and Restaurant353 m
Wild Bean Cafe385 m
Cosy Cafe453 m
Starbucks Excel558 m

Nearby restaurants

Sushi Katana294 m
Pacific Fish Bar370 m
Loucas Fish Bar377 m
Le Royal395 m

Nearby pubs

La Barrique578 m
Fox @ Excel593 m
The Pyramid658 m
The Red House893 m

Nearby gyms

Residents Gymnasium787 m
Resident's Gym803 m
Newham Leisure Centre875 m

Nearby pharmacies

Day Lewis Pharmacy380 m
Chapharm Chemists401 m
Newmans Pharmacy922 m

Nearby health

Appleby Community Dental Department689 m
Abbey Arms Dental Clinic915 m
Newham CAMHS985 m
Food hygiene (5-star)67% of 81

Business

Local businesses registered here

Active businesses
0
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

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

42.3

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,085m
Crossrail 2 route7,911m

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)
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)
13
Local approval rate
88%
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)
101
Largest scheme
649 homes · Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ
Pipeline pressure
NONE

Named schemes (500m)

CANNING TOWN TOWER BLOCKS, CANNING TOWN TOWER BLOCKS, MAPLIN ROAD, RADLAND ROAD, FREEMASONS ROAD, E16278 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
LAND BETWEEN, LAND BETWEEN, BUTCHERS ROAD, FREEMASON ROAD, E16 1PH60 homes
completed
CUNDY HOUSE, CUNDY HOUSE, GARVARY ROAD, E16 3NG32 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 3SH

Full postcodeE16 3SH
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.514131
Longitude0.026073
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