Plashet West
Newham 014 · 4 sub-areas · 8,835 residents
Newham 014 is a densely populated corner of Newham, east London, home to around 8,800 people. A typical two-bedroom flat lets for about £1,977 a month — noticeably below the central London going rate but rising fast, with rents up nearly 8% in the past year. Nearly half of residents rent privately, and the nearest underground station is around a 6-minute walk away.
Plashet West is a commuter neighbourhood within Newham — train into London runs in around 15 minutes, and the rhythm of weekday mornings is shaped by it. The demographic profile leans family-aged, with a clear share of households with school-age children; the rental market is active and turnover is high — people move through rather than stay.
Overview
What's it like to live in Plashet West?
2 parks and 6 playgrounds are within five minutes' walk, so greenspace is reliably close at hand; there's a serious food scene on the doorstep — 85 restaurants and lots of variety within a five-minute walk; Recorded crime is higher than the national norm — common for built-up urban areas, but worth weighing if you're looking for a quieter base; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents sit firmly in the upper bracket nationally, with a typical home letting at around £1,912 a month; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 4 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Plashet West in Newham
Living in Plashet West
Newham 014 sits within one of the most ethnically mixed and rapidly changing boroughs in London. Fewer than half of residents were born in the UK — around 41% — and the neighbourhood reflects that breadth, with a household profile dominated by families and young working adults rather than the single-person flatshares you'd find in more central parts of the city. It's a working-class and lower-middle-income area in transition, with visible investment alongside persistent deprivation: the IMD score of 35.3 places it in the bottom quarter of English neighbourhoods.
Rents here are well below what you'd pay in Westminster or Hackney, but they're not cheap by national standards. A two-bedroom comes in at roughly £1,977 a month — around two-thirds more than the UK median for that size — and they rose by nearly 8% last year, faster than most of inner London. For a one-bedroom, expect around £1,618. The trade-off is space and value relative to inner zones: you can get a three-bedroom here for about £2,187, a figure that would be impossible in much of zones 1–2.
The neighbourhood skews young and family-oriented. Over a quarter of residents are under 18, and the largest adult cohort — around 28% — is aged 18 to 34. Owner-occupation sits at just 37%, well below the national norm, while private renting accounts for nearly half of all households. Around a third hold a degree-level qualification, which is broadly in line with the London average but above the national figure.
For commuters, the connections are genuinely strong. The nearest underground station is around 500 metres away — roughly a 6-minute walk — and public transport accounts for nearly half of all resident journeys to work. The nearest major employment hub is accessible in under 15 minutes by public transport. See the streets and sub-areas below for more detail on how different parts of the neighbourhood vary.
What you'll need on day one
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Frequently asked
- Is Newham 014 a nice place to live?
- It depends on your priorities. The transport links are genuinely good, rents are lower than much of inner London, and it's one of the most culturally mixed parts of the city. The trade-offs are a higher-than-average crime rate and Ofsted ratings that fall well below the national average. It suits people who value connectivity and affordability over polish.
- What is the rent in Newham 014?
- A one-bedroom flat runs around £1,618 a month, a two-bedroom around £1,977, and a three-bedroom around £2,187. These are estimates scaled from borough-level ONS data using local sale prices. Rents rose by roughly 7.7% in the past year, so budget for further increases.
- Is Newham 014 safe?
- Crime runs at around 134 incidents per 1,000 residents a year — notably above the UK average of roughly 80. Newham as a borough has higher crime rates than most London areas, and this neighbourhood sits within that pattern. Volume crimes like theft tend to dominate the figures rather than serious violence.
- What's the commute from Newham 014 to central London?
- Under 15 minutes by public transport to a major employment hub, based on the data. The nearest underground station is about a 6-minute walk, and nearly half of residents commute by public transport. It's one of the stronger connectivity points for this part of east London.
- Who lives in Newham 014?
- Mostly younger residents and families — over a quarter are under 18, and 28% are aged 18 to 34. Nearly half of households rent privately or from a social landlord. Fewer than half were born in the UK, reflecting Newham's position as one of London's most internationally diverse boroughs.
- What schools are near Newham 014?
- There are 198 schools within 2km, but only around 44% are rated Good or Outstanding. The nearest Outstanding-rated school is just 250 metres away, so strong options do exist locally. Check Ofsted ratings individually before relying on catchment proximity alone.
- How does Newham 014 compare to other parts of east London for renters?
- It's cheaper than most zones 1–2 neighbourhoods — a two-bedroom at around £1,977 a month is significantly below what you'd pay in Hackney or Tower Hamlets. The trade-off is higher crime and weaker school ratings. For commuters prioritising value and connectivity, it competes well.