Loading borough…
Neighbourhood profile
Plashet
Newham, London
PocketsEast Ham North (Plashet Jewish Cemetery · Plashet Park · East Avenue · High Street North)Plashet East
Plashet sits in central Newham around East Ham and Upton Park, a ward of dense Victorian and Edwardian terraces with Plashet Park at its centre. The listed-building set is a single Grade II entry — the Passmore Edwards Library — and there is no conservation-area coverage. Public-transport access is good, anchored by Upton Park and East Ham on the District and Hammersmith & City lines. Thirty-two outstanding-rated schools sit within reach, the education score comes in at 61 and the culture score of 30 reflects the active local shopping and food scene along Green Street. The drawbacks are real. Green space is thin at 7.7 hectares with Plashet Park itself the only significant site, safety sits at 44 below the London median, pollution scores are middling at 47, and the market score of 48 reflects tightening affordability as the Elizabeth line has pulled demand east. Nature scores are modest at 36.
- Strongest65Connectivity
Excellent public-transport access
- Also strong61Education
Strong access to rated primary and secondary schools
- Watch out0Area development
Little recent major-development activity
At a glance
- Good public-transport access
- 1 listed building
- 9 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Plashet Park (7.7 hectares)
- 90 open venues (74 food and drink, 16 other)
5 pockets across 2 named areas · coloured by overall score.See on full map ↗
This is one of 684 London wards
Find the London that fits you
Plashet is one answer. The wizard scores all 684 wards against your budget, commute and priorities, then hands you a ranked shortlist of the areas that actually fit.
5 questions · about a minute · free
Browse listings
Plashet, layer by layer
Every layer’s score is free. Seven deep-dives — here and on every area, one pass — unlock with the Day Pass ↓
Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
49Better than 50% of London
How scores work - Purchase affordability85
- Rent affordability30
- Price momentum (5yr)66
- Activity (turnover)12
Locked
Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Plashet: 42 sales recorded (2025)32-yr price trend £—
Safety
47Better than 45% of London
- Personal safety45
- Property crime54
- Anti-social behaviour40
Locked
Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Plashet: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
65Better than 80% of London
Median public-transport access is very good (TfL PTAL 5.0 of 8 across this ward).
Locked
Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Plashet: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
47Better than 49% of London
- Air quality57
- Quietness33
Locked
Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
32Better than 68% of London
- Nightlife7
- Dining29
- Arts & culture0
- Retail & shops29
- Sports & recreation0
- Independent scene79
- Vitality (openings, diversity)56
90 open venues nearby — 74 food & drink, 16 other.
Locked
Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Plashet: the mix behind 90 open venues—% independent
Education
61Better than 84% of London
- Primary schools60
- Secondary schools62
Locked
School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Plashet: 3 schools, each with its inspection record
Heritage
5Better than 15% of London
1 listed building
- Passmore Edwards LibraryGrade II
From Historic England's National Heritage List for England.
Nature Access
36Among the lowest in London
- Green spaces51
- Waterways0
Largest green space: Plashet Park (8 ha). ~8 ha of green space in total.
Area development
0Shared lowest band with 24% of London
Locked
Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
Unlock the full details
Unlock the full details for Plashet — and every other London area
Day Pass or WAYB+ — either one unlocks your full shortlist and every area profile on the site, not just this page.
- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Plashet
For Plashet: 42 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min3 schools' inspection records90 venues mapped
What unlocked sections look like · example ward, not this one
WAYB+ · month to month
- Everything in the Day Pass — kept on for your whole search
- “What’s changing” on every ward: new approvals, openings and closures, score shifts
- Cancel anytime
Day Pass · 24 hours
A day of full access — every area, your whole shortlist.
- Your full wizard shortlist, revealed
- Every area deep-dive: prices, crime by type, schools, air, commute
- The planning pipeline and cheaper lookalike areas
- Unlimited saves and shareable links
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Make it personal
Plashet might not even be your best match — run the wizard with your own budget and commute. About 90 seconds.
What's changing in Plashet
Locked
What's changing (WAYB+)
The last 90 days here: new approvals, venue openings and closures, school inspections, score shifts. Subscription only.
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Plashet, quick answers
- Is Plashet safe?
- Plashet scores 47 for safety, based on street-level recorded crime (police.uk) — mid-table for London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Plashet a good place to live?
- Plashet scores 38 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are connectivity (65) and education (61); its weakest is area development (0). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Plashet?
- Good public-transport access: Transport for London rates the typical spot in Plashet 5 on its 0–8 public-transport access scale, which puts the ward at 65 for connectivity relative to the rest of London.
- Is Plashet expensive to buy in?
- Relative to the rest of London, Plashet is among London's more affordable areas to buy: its purchase-affordability score is 17/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Plashet?
- Plashet scores 61 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 9 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Plaistow North · Newham
- Green Street East · Newham
- Hounslow East · Hounslow
- Manor Park · Newham
Locked
Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Boleyn · Newham
- East Ham · Newham
- Little Ilford · Newham
- Wall End · Newham
More affordable, similar areas
- Broad Green · CroydonMore affordable
- Ilford Town · RedbridgeMore affordable
- Plaistow West & Canning Town East · NewhamMore affordable
- Selhurst · CroydonMore affordable
- Peckham · SouthwarkMore affordable
Like Plashet?
Find a London like this
See the London wards that score most like Plashet — especially its Connectivity and Schools.
One quick thing
Is this page accurate?
Got something we missed or got wrong about Plashet? Let us know.