Shadwell · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51210, -0.04358

E1 0FF— Shadwell, Tower Hamlets

Location and area intelligence for E1 0FF, Shadwell, Tower Hamlets

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 68/100Yield 4.96%⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
100
Transport
68
Environment
69
Investment
58

The bottom line

E1 0FF offers exceptional schools (100% Good/Outstanding) and low crime at £460,000 median — strong value for Families and Young professionals who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E1 0FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-11.5% vs London avg
vs London income+15.5% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for E1 0FF

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E1 0FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Marion Richardson Primary School

Outstanding · Inspected Mar 2024 · 3 min walk

KS2: 105.0

—

Secondary

Stepney All Saints Church of England Secondary School

Not yet inspected · 6 min walk

P8: +0.79A8: 58.5

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.0 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

-5% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour19%
Drug offences9%
Vehicle crime7%
Burglary6%
Theft5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 858m

Crime is +41% above London average

Property

2 Jul

Prices, sales volume and market trends

£460,000

Median sale price

12% below London median

£460,000 is 12% below the London median (£520,000)

-20.3%

This year

Flat

Dominant type

Price history

Sales (24 months)27
New build100.0%
Avg flat£460,000
Price per m²£6,590/m²
Price per ft²£612/ft²
Avg floor area69.8 m²

EPC breakdown

B
28%

Based on 28 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Inner East London

Shared room£700/mo
1 bedroom£1440/mo
2 bedrooms£1750/mo
3 bedrooms£2160/mo
4 bedrooms£3000/mo

Stamp duty

Standard buyer£10,500
First-time buyerFTB
£1,750
Additional propertyBTL/2nd
£24,300

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

9.5×

Price-to-income

£2,301/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£174,500
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.13 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2025 · CAGR

+-21.7%

Total change

-39%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.7%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£750k£750k+0%1
Current market2025–2025£460k£460k+0%27

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Limehouse DLR StationDLR line
3.2 min walk
Limehouse

Nearby stations

Limehouse DLR StationDLR
3 min walk
LimehouseNational Rail
3 min walk
Shadwell DLR StationDLR
11 min walk
Shadwell Rail StationWindrush
12 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
14 min walk
No bus stops within 400m

50

Walkability score

231

Footpaths (500m)

13

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria42 min ↑
Waterloo38 min ≈
Canary Wharf ★18 min
City24 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

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)142
Nearest car park91m
Santander docks (800m)13
Nearest cycle dock0.3 km

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: 19.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 25%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 6.5 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.5 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

13 min walk

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 934 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

828

Parks (1km)

25

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 729 m
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,272 licensed premises in borough559 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

676m

Post office

Nearby shops

Nisa Local189 m
Asda Express207 m
Grocery Station229 m
Limehouse News251 m

Nearby cafes

Seniz Cafe103 m
Popular Cafe133 m
Two Magpies143 m
Yurt Café189 m

Nearby restaurants

The food map co89 m
Perfect Fried Chicken103 m
Buono104 m
Docklands Fish Bar105 m

Nearby pubs

The Clement Attlee246 m
The Old Ship296 m
The Queen's Head387 m
The Crown420 m

Nearby gyms

Tai Chi Centre379 m
PureGym476 m
Shadwell Basin Outdoor Activity Centre596 m
St Paul's Sports Ground701 m

Nearby pharmacies

Sinclairs Pharmacy682 m

Nearby health

Cable Street Surgery380 m
UltraSmile Dentistry654 m
Salmon Lane Dental Care724 m
Harford Health Centre792 m
Food hygiene (5-star)67% of 88

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,491m
Crossrail 2 route4,374m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,318 nationally

2,871

Est. population

10,897/km²

55%

Employed

45%

Degree educated

£48,500

Median income

8.3%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

27%
34%
22%
Under 1827%
18–3434%
35–4922%
50–6412%
65+6%

Tenure

16%
28%
43%
Own outright7%
Own (mortgage)16%
Private rent28%
Social rent43%
Shared ownership6%
Rent free0%

Ethnicity

19%
15%
49%
White British19%
White Other15%
Asian49%
Black8%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household61%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent43%
Private rent28%

vs. London

Income vs London+15.5%
Price vs London-11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
74
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Local approval rate
100%
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
263 homes · FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, NARROW STREET, HORSEFERRY ROAD (410-420), E14
Pipeline pressure
NONE

Named schemes (500m)

FREE TRADE WHARF PHASE II, FREE TRADE WHARF PHASE II, THE HIGHWAY, E1216 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, SCHOOLHOUSE LANE, CABLE STREET, GLASSHOUSE FIELDS, E1198 homes
completed
FREE TRADE WHARF PHASE II, 340, FREE TRADE WHARF PHASE II, 340, THE HIGHWAY, E1195 homes
completed
East End Mission, 583, East End Mission, 583, Commercial Road, E1 0HJ100 homes
completed
1-9, 1-9, Ratcliffe Cross Street, Land to the South of 8-12 Ratcliffer Street, E1 0HS77 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
26.3%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Mohammad Harun MiahAspire
Ana MiahAspire

Stamp Duty & Affordability Calculator

Stamp duty on median price (£460,000)

£10,500

Standard buyer

£1,750

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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 0FF

Full postcodeE1 0FF
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardShadwell
Latitude51.512104
Longitude-0.043583
Parliamentary constituencyBethnal Green and Stepney
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