Plaistow North · Newham · West Ham and Beckton constituency · 51.53503, 0.01891

E15 3QS— Plaistow North, Newham

Location and area intelligence for E15 3QS, Plaistow North, Newham

The family fortress

 

Schools 100%Safety 72/100Transport 50/100Low yield 3.29%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
72
Schools
100
Transport
50
Environment
83
Investment
47

The bottom line

E15 3QS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £583,500 median — a strong choice for Families.

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Location

E15 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+12.2% vs London avg
vs London income+7.9% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for E15 3QS

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E15 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Portway Primary School

Not yet inspected · 2 min walk

KS2: 107.5

★★★

Secondary

St Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 7 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 8 min walk

12 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

119.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+32% vs borough

Crime by type

Violence & sexual offences29%
Vehicle crime20%
Other19%
Anti-social behaviour17%
Theft6%
Burglary5%
Drug offences3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.1km

Crime is +84% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£583,500

Median sale price

Above London median by 12%

£583,500 is 12% above the London median (£520,000)

-20.9%

This year

Terraced

Dominant type

Price history

5-year change
+32.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£525,000
Avg terraced£617,000
Price per m²£6,946/m²
Price per ft²£645/ft²
Avg floor area83 m²

EPC breakdown

B
1%
C
27%
D
48%
E
11%
F
2%
G
1%

Based on 90 properties · Confidence: high

Street mix

Semi 5%Terraced 61%Flat 33%Other 2%

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

Stamp duty

Standard buyer£16,675
First-time buyerFTB
£7,925
Additional propertyBTL/2nd
£34,180

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.9×

Price-to-income

£2,919/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£207,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+881%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.4%

per year

Acceleration

-95.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 117 sales

Property Type Mix

Total: 117 sales

Semi-detached5.1%
Terraced62.4%
Flat/maisonette32.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£155k+159.7%4.5
Post-dot-com plateau2001–2004£95k£145k+52.7%5.8
Pre-crash peak2005–2007£248k£245k-1.4%2.7
GFC & correction2008–2012£228k£265k+16.5%2.4
Help-to-Buy recovery2013–2016£370k£520k+40.5%4
Brexit uncertainty2017–2019£475k£403k-15.3%3.3
Pandemic surge2021–2021£440k£440k+0%3
Rate-rise correction2022–2023£377k£370k-1.9%6
Current market2024–2025£674k£584k-13.4%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+0.4% α
Local
6.4%
District
6%
Terraced+0.3% α
Local
7.9%
District
7.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Plaistow Underground StationHammersmith & City line
5.1 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
5 min walk
Abbey Road DLR StationDLR
14 min walk
Upton Park Underground StationDistrict · Hammersmith & City
14 min walk
West HamNational Rail
15 min walk
West Ham Underground StationJubilee · District
15 min walk
No bus stops within 400m

35

Walkability score

204

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf33 min ↓
City ★32 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

20

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)217
Nearest car park139m
Santander docks (800m)0
Nearest cycle dock1.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PROJECT SURGERY

10 LETTSOM WALK, PLAISTOW, E13 0LN

4 min walk

72%

Recommend GP

72%

Overall GP experience

15

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalA&E Department · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

799

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketOff License - Mini-Market · 910 m
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Costcutter201 m
Plaistow Express368 m
SM Food & Wine411 m
This & That462 m

Nearby cafes

Family Cafe Restaurant393 m
Nota Bene400 m
Plaistow Cafe423 m
Matt Cup Roastery450 m

Nearby restaurants

King Neptune330 m
Caloroso Pizza353 m
Perfect Fried Chicken353 m
Flavour Palace393 m

Nearby pubs

The Lamb187 m
Victoria Tavern508 m
The Black Lion600 m
The Lord Stanley678 m

Nearby gyms

The Gym450 m
Newham Boys Amateur Boxing Club517 m
Old Spotted Dog Ground821 m
The Compound840 m

Nearby pharmacies

Rohpharm Pharmacy427 m
Daystar Pharmacy728 m

Nearby health

The Project Surgery342 m
Food hygiene (5-star)28% of 81

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
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

APEX PINNACLE GROWTH LTD
CRAVENSHORE PROPERTY MANAGEMENT LIMITED
D&A GLASS FIXING LTD
EAST HIRE LIMITED
FOODIE BROTHERS LTD

+7 more

Investment

Investment grade, yield and market outlook

47

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score26/100
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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

60.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,884m
Crossrail 2 route6,680m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,219 nationally

1,717

Est. population

19,042/km²

57%

Employed

36%

Degree educated

£45,300

Median income

10.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

30%
24%
24%
14%
Under 1830%
18–3424%
35–4924%
50–6414%
65+9%

Tenure

16%
19%
37%
28%
Own outright16%
Own (mortgage)19%
Private rent37%
Social rent28%
Shared ownership0%
Rent free0%

Ethnicity

14%
14%
43%
18%
White British14%
White Other14%
Asian43%
Black18%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine20%
No car household51%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent28%

vs. London

Income vs London+7.9%
Price vs London+12.2%

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)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
12
Local approval rate
93%
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)
261
Largest scheme
182 homes · Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ
Pipeline pressure
NONE

Named schemes (500m)

Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ182 homes
completed
Brooks Road Estate, 2-64 & 1-23, Brooks Road Estate, 2-64 & 1-23, Stratford Road, South of 11-21 & 35-45 Pelly Road, Bates & Smith Points, Plaistow, E13 0NB106 homes
completed
Former Watts Point and BETA Club Site, Former Watts Point and BETA Club Site, Stratford Road, Plaistow, E13 0NB85 homes
completed
LAND AT, ADJACENT TO AND BETWEEN, 1, LAND AT, ADJACENT TO AND BETWEEN, 1, HIGH STREET, PLAISTOW ROAD, ASHBURTON TERRACE, PLAISTOW, E1333 homes
completed
NEWHAM MATERNITY HOSPITAL AREA I, NEWHAM MATERNITY HOSPITAL AREA I, FOREST LANE, E733 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.9%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Zulfiqar AliLabour
Joy LagudaLabour
Daniel Lee-PhakoeLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£583,500)

£16,675

Standard buyer

£7,925

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E15 3QS

Full postcodeE15 3QS
Postcode districtE15
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.535028
Longitude0.018912
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