Buying Property in Custom House: Essential Tips

Custom House, situated in the London Borough of Newham, is an area that has garnered significant attention in recent years for its potential and charm. Known for its close proximity to the River Thames and its undergoing regeneration projects, Custom House offers a unique opportunity for homebuyers and investors alike. This blog will delve into essential tips for buying property in Custom House, focusing on investment potential, redevelopment plans, demographics, up-to-date market data, average prices, the best restaurants and schools as well as local attractions and activities.

Investment Potential

Custom House presents strong investment potential due to its evolving landscape and strategic location. The area is experiencing considerable regeneration, particularly with the development of the Elizabeth Line station, which has provided faster connections to central London. This improvement will increase accessibility and attractiveness for commuters and residents alike.

Moreover, the ongoing transformations in the surrounding areas of Royal Docks and Silvertown will further enhance the desirability of Custom House. With the Westfield Stratford City shopping centre nearby, the area is becoming a hotspot for retail and recreational opportunities. As the demand for housing continues to rise due to these developments, property values are expected to appreciate, making it an appealing location for both long-term investors and first-time buyers.

Redevelopment Plans

Custom House is currently at the forefront of several exciting redevelopment plans that aim to enhance the local infrastructure and improve the overall quality of life. Key projects include:

– Custom House Crossrail Station: The Elizabeth Line has significantly enhanced transport links by connecting Custom House to major transport hubs, including Liverpool Street and Paddington. This development will undoubtedly increase property values and appeal in the area.

– Royal Docks Regeneration: The Royal Docks area is undergoing significant transformation, with plans for new residential, commercial, and recreational spaces. These developments aim to create a vibrant community and promote a mixed-use environment.

– Public Space Improvements: Efforts are underway to improve currently existing parks and public spaces in Custom House. Plans include updated facilities for leisure activities, green spaces, and better community amenities.

These redevelopment initiatives are indicative of a long-term vision for Custom House, creating a favourable environment for residents and investors.

Demographics

Understanding the demographics of Custom House is essential for potential buyers. The area features a diverse population, which enriches the local culture and adds to its vibrancy. The population is approximately 24,000, with a median age of around 33 years.

Custom House has seen an influx of young professionals and families in recent years, drawn to the area’s affordability compared to neighbouring boroughs and excellent transport links. The cultural diversity in Custom House is reflected in the array of local businesses, festivals, and community initiatives that foster inclusivity and engagement.

Up-to-Date Market Data

As of 2023, the property market in Custom House is showing positive trends. The average property price in the area is around £350,000, making it an attractive option for first-time homebuyers looking for entry-level properties in London.

For the rental market, one-bedroom flats are typically available for approximately £1,400 per month, while two-bedroom properties can command rents of about £1,800. The consistent demand for rental accommodations reflects the growing interest in the area and its appeal among young professionals and families.

Average Prices

Here’s a breakdown of average property prices in Custom House as of 2023:

– One-bedroom flats: £250,000 – £350,000

– Two-bedroom flats: £350,000 – £500,000

– Three-bedroom houses: £500,000 – £650,000

– Larger family homes: upwards of £700,000

These figures highlight the range of property options in Custom House, catering to different budgets and preferences.

Best Restaurants

Custom House offers a variety of dining options that reflect its multicultural community. Some of the best restaurants in the area include:

– Lands End Restaurant on the Sunborn Yacht: Lands End Restaurant offers excellent service and delicious food with stunning views. The atmosphere is warm and service delightful.

– Zero Settle: Located in nearby Cannjng Town in a handsome warehouse setting, Zero settle serves up retro and contemporary standards to a high level.

– China Palace: China Palace really does live up to its grand name: inside it shimmers with gold and the stately warehouse interior is spacious enough to accommodate six private rooms, karaoke parties and live music at the weekends.

Best Schools

Families considering a move to Custom House will find several reputable educational institutions in the area. Notable schools include:

– Rosetta Primary School: This well-regarded primary school focuses on providing quality education in a nurturing environment, ensuring that young learners thrive in their early years.

– Scott Wilkie Primary School: A respected institution known for its commitment to academic excellence and strong values, Scott Wilkie offers a supportive community for students.

– St Bonaventure’s RC School: A Catholic secondary school that provides a comprehensive curriculum along with various extracurricular activities to engage students and encourage personal development.

Things to Do

Custom House boasts a variety of attractions and activities that cater to residents and visitors alike. Here are some highlights:

– Royal Docks: An expansive area perfect for walking, cycling and enjoying waterside activities, the Royal Docks are a beautiful space for leisure and leisure pursuits.

– Thames Barrier Park: This landscaped park features beautiful gardens, walking paths, and picnic areas, offering a perfect escape for families and outdoor enthusiasts.

– London City Airport: Located nearby, London City Airport provides excellent travel options for both domestic and international flights, making it convenient for residents who travel frequently.

– The Excel Centre: A major exhibition and conference venue that attracts various events throughout the year, providing opportunities for entertainment, shopping, and dining.

Conclusion

Buying property in Custom House represents a unique opportunity for homebuyers and investors looking for an emerging area in London. With its investment potential, ongoing redevelopment plans, strong community spirit, and a range of local amenities, Custom House is becoming an increasingly attractive destination for prospective residents.

By considering the essential factors outlined in this guide, potential buyers can navigate the property market effectively and make informed decisions that align with their personal goals. Whether drawn by its riverside charm, creative community, or proximity to central London, Custom House has much to offer for those looking to secure their dream home in this vibrant neighbourhood.

As with any investment decision, when buying a property it’s vital that you do your homework carefully. As well as fully researching the location and market that you are looking to buy in, it’s vital that you seek advice of experts, including surveyors and financial advisors. Alexander JLO, its Partners and employees cannot provide specific advice on choice of location or the market but can advise on all matters legal once you have made a decision to buy a property.

If you are looking for a first rate conveyancing service why not give one of Alexander JLO’s specialist property lawyers a call on 020 7537 7000, click on the get a quote button or email quote@london-law.co.uk for a free, no-obligation quotation? Come and see what we can do for you.

This blog was prepared by Alexander JLO’s property partner Matt Johnson on 7th December 2025 and is correct at the date of publication. Matt has many years of experience of dealing with property work and specialises in new build and shared ownership properties.  His profile on the independent Review Solicitor website and be found here