Custom House · Newham · West Ham and Beckton constituency · 51.51558, 0.03977

E16 3TF— Custom House, Newham

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

 

Schools 100%Safety 73/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
56
Safety
73
Schools
95
Transport
38
Environment
78
Investment
45

The bottom line

E16 3TF 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 3TF

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 3TF

🛡️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 3TF 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 · 3 min walk

KS2: 112.0

★★

Secondary

Royal Docks Academy

Good · Inspected Sept 2021 · 8 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 · 10 min walk

6 primaries · 3 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

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 · 790m

Crime is +17% 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£5,769/m²
Price per ft²£536/ft²
Avg floor area80.1 m²

EPC breakdown

C
20%
D
14%
E
5%

Based on 39 properties · Confidence: high

Street mix

Semi 36%Terraced 58%Detached 6%

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£200,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
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

1995–2024 · CAGR

+6.5%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.1%

per year

Acceleration

-4.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 49 sales

Property Type Mix

Total: 49 sales

Detached6.1%
Semi-detached36.7%
Terraced57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£125k+74.1%2.6
Post-dot-com plateau2001–2004£132k£195k+47.7%2.2
Pre-crash peak2005–2007£195k£210k+8%2
GFC & correction2008–2011£276k£241k-12.7%1.2
Help-to-Buy recovery2014–2016£280k£392k+40%2.3
Brexit uncertainty2018–2019£490k£350k-28.6%1
Pandemic surge2020–2021£440k£518k+17.6%1.5
Rate-rise correction2022–2023£518k£495k-4.3%1.5
Current market2024–2024£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
8.7%
District
9.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
9.7 min walk
Silvertown & City Airport

Nearby stations

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

24

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

2.4 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

16

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)302
Nearest car park143m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
542m
🅿️
Fox@Connaught· no
780m

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: 7.8 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 46%
More green space than 98% of London

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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

11 min walk

4

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 466 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

272

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fox@Connaught (755 m)

No restaurants within 800m — nearest: Lin's Fish Bar (558 m)

Nearest supermarket1.4 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)

680m

Post office

Nearby shops

Tollgate Local370 m
D.S.K.375 m
Londis - The Village Shop482 m
Prince Newsagents582 m

Nearby cafes

Jackie's Love Kitchen304 m
Deli-Marche617 m
Garden Community Cafe691 m
Barry's Cafe698 m

Nearby restaurants

Lin's Fish Bar558 m
Eastenders Kebab568 m
Charcoal Restaurant579 m
Raj Gate Tandoori583 m

Nearby pubs

Fox@Connaught755 m
Forge867 m

Nearby gyms

Newham Leisure Centre494 m
Beckton Park Gym549 m
Royal Docks Watersports Centre892 m

Nearby pharmacies

Chapharm Chemists568 m
Rowlands Pharmacy914 m

Nearby health

Coborn Centre for Adolescent Mental Health466 m
Newham Centre for Mental Health527 m
Newham University Hospital712 m
Neonatal Unit, L1 Z2849 m
Food hygiene (5-star)46% of 11

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BUILD UNIT LIMITED
GREGANDSONS HIRE PLANT LTD
HNTR PERFORMANCE LTD
KENLEYWOOD FARM LLP
NEEIS-NIS LTD

+5 more

Investment

Investment grade, yield and market outlook

45

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

44.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,709m
Crossrail 2 route8,706m

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
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)
6
Planning apps (3 years)
6
Local approval rate
83%
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)
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 3TF

Full postcodeE16 3TF
Postcode districtE16
BoroughLondon Borough of Newham
WardCustom House
Latitude51.515584
Longitude0.039773
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