Plaistow: an area guide to Stratford's neighbour with good schools and shared-ownership homes

Families need to know about Plaistow - its good schools and house prices make the move east worthwhile...
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Plaistow is one of those areas that even born-and-bred Londoners often struggle to locate. It is one of the most untouched markets in the capital, despite being on the north-eastern fringes of the City, with some outstanding schools.
Its neighbour, Stratford, has hogged the headlines since the London Games in 2012, but regeneration is coming to this slice of the East End, which has one of the most diverse communities in London.
Housing association Peabody is redeveloping the former Plaistow Hospital in Samson Street, and has 28 shared-ownership homes on offer, starting at a £115,000 for a 50 per cent share of a one-bedroom flat with a full market value of £230,000.

Two-bedroom flats start at £150,000 for a 50 per cent share and, since Upton Village, as the development has been named, is firmly aimed at families as well as singles and couples, three-bedroom apartments start at £118,500 for a 30 per cent share.

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Outstanding schools
Families will be delighted at the standard of the local primary schools — half a dozen of which are rated “outstanding” by Ofsted, including Plaistow Primary and Tollgate Primary. The two local senior schools, Cumberland School and Lister Community School, have both received “good” reports from the government schools watchdog.
Upton Village was designed by PCKO Architects and involved the refurbishment of five Victorian hospital buildings, with modern flats and houses in the grounds, which include allotment gardens so residents can grow their own vegetables.
Plaistow is a determinedly urban area, but Upton Village will be pleasantly leafy, with private gardens, public open space and shared residents’ courtyards.  To register your interest, visit or email
Alex Leigh, sales manager of Foxtons estate agents, believes the area is good value for money, especially for first-time buyers. “In Plaistow they can still be incredibly close to the City and Canary Wharf, and buy a two- to three-bedroom house for £300,000 to £400,000,” he says. Plaistow, in Zone 3, is served by the Hammersmith & City Tube line and journeys to the City or Canary Wharf take about 20 minutes.
Leigh particularly recommends first-time buyers head to an area known as the Scottish Estate, a handful of Victorian streets near the station that are named for Scottish cities.
Catching up
Plaistow’s downside is that the wave of regeneration engulfing east London has not yet reached E13.  “It is a little behind the rest of east London,” says Leigh. “Better amenities would help.” What this means for the future residents of Upton Village is a slight gamble. This is a quality scheme and owners will enjoy capital growth if the London property juggernaut continues, attracting buyers priced out of Stratford and Bow, to the west.

The knowledge
  • Past: Plaistow was heavily bombed during the Blitz and then rebuilt with some “nightmarish” Sixties and Seventies flats.
  • Future: watch this space.
  • Trivial pursuit: highwayman Dick Turpin’s early crimes included the theft of two oxen from a farm in Plaistow in the early 18th century.
  • What it costs: an average Plaistow property costs £290,612, up 5.47 per cent in the past year, says Zoopla. A two-bedroom flat costs an average of £1,291 a month to rent.
  • First-time buy: a refurbished three-bedroom flat within a period house in Terrace Road, left, which comes with a small courtyard garden, parking space and cellar. The property is on the market with Hunters for £300,000.
  • Landmarks: the Black Lion pub in the high street, popular with former West Ham football stars.
  • Eat: set yourself up for the day with breakfast at Casey’s Diner.
  • Drink: at the small, but perfectly formed Arch1, with excellent live music and comedy.
  • Buy: walk over to Upton Park and check out Queen’s Market for a great range of fruit and veg, meat and fish.
  • Walk: along the Greenway, a path on top of one of London’s major sewers — but a lot nicer than it sounds — to Stratford and the Olympic Park.

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