Shadwell · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51122, -0.05561

E1 2QL— Shadwell, Tower Hamlets

Location and area intelligence for E1 2QL, Shadwell, Tower Hamlets

The practical family move

 

Bottom 25% LondonSchools 92%Safety 79/100Transport 70/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Commuters, Young professionals

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Strong, well-rated schools set this area apart

Liveability
70
Safety
79
Schools
90
Transport
70
Environment
69
Investment
60

The bottom line

E1 2QL offers exceptional schools (100% Good/Outstanding), low crime and good transport links — a strong choice for Families and Commuters.

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Location

E1 2QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+15.5% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for E1 2QL

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

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“The practical family move”

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How E1 2QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Blue Gate Fields Junior School

Good · Inspected Mar 2023 · 1 min walk

KS2: 108.7

★★

Secondary

Bishop Challoner Catholic School

Good · Inspected Nov 2021 · 5 min walk

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 16 min walk

11 primaries · 6 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.7 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour17%
Theft12%
Drug offences7%
Vehicle crime4%
Robbery3%
Burglary1%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 41m

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E1 district median

£462,500

Based on 185 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,081/m²
Price per ft²£472/ft²
Avg floor area55.5 m²

EPC breakdown

C
17%
D
8%
E
3%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£138,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+4.8%

Total change

+206%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.2%

per year

Acceleration

+31.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£98k£190k+93.9%1.5
Pre-crash peak2005–2007£180k£169k-6.1%1
Help-to-Buy recovery2013–2016£210k£395k+88.1%1
Rate-rise correction2023–2023£325k£325k+0%1
Current market2024–2025£265k£300k+13.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 81% of London
Shadwell DLRDLR line
0.7 min walk
Shadwell

Nearby stations

Shadwell DLR StationDLR
1 min walk
Shadwell Rail StationWindrush
1 min walk
ShadwellNational Rail
1 min walk
Wapping Rail StationWindrush
10 min walk
Whitechapel Rail StationWindrush
12 min walk
2 bus routes · 10 stops within 400m · 105 buses/hr peak

76

Walkability score

213

Footpaths (500m)

21

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria38 min ≈
Waterloo33 min ↓
Canary Wharf ★20 min
City21 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

43

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)1044
Nearest car park54m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tobacco Dock Car Park615 spaces· yes
397m
🅿️
The Strangers Rest
482m

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: 1.2 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.6 km

Energy

Solar: 853 kWh/kWp/yr

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 yield853.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

9 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

Nearest hospitalRoyal London Hospital · 754 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

191

Parks (1km)

31

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

11

Convenience

Nearest supermarketBrit Bazar · 301 m
9 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

489m

Post office

Nearby shops

Express Mart59 m
Shadwell Grocers68 m
Venus73 m
Bridge Express98 m

Nearby cafes

DeLites71 m
Querky Cafe72 m
Cafe Marrone78 m
Cafe Rosh196 m

Nearby restaurants

Fried & Grilled55 m
Spice Pfc & Grill66 m
The Fish and Chicken Shop92 m
Perfect Fried Chicken136 m

Nearby pubs

Thomas Neale223 m
The Dean Swift301 m
Hungerford Arms391 m
The George Tavern391 m

Nearby gyms

The Sporting Club275 m
Mulberry Leisure Centre418 m
Shadwell Basin Outdoor Activity Centre531 m
Train Yard567 m

Nearby pharmacies

Ali's55 m
DMB Chemist339 m
Tower Pharmacy673 m
Day Lewis Pharmacy970 m

Nearby health

City Square Medical Group263 m
Wapping Dental Centre277 m
Cable Street Surgery464 m
The London Circumcision Clinic467 m
Food hygiene (5-star)51% of 202

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

A

High street health

Investment

Investment grade, yield and market outlook

60

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very 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

60.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score28/100
Bakerloo Extension route2,998m
Crossrail 2 route3,954m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,257 nationally

1,669

Est. population

30,000/km²

57%

Employed

39%

Degree educated

£48,500

Median income

11.3%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

32%
32%
22%
Under 1832%
18–3432%
35–4922%
50–6411%
65+3%

Tenure

15%
32%
39%
Own outright7%
Own (mortgage)15%
Private rent32%
Social rent39%
Shared ownership6%
Rent free1%

Ethnicity

65%
White British9%
White Other8%
Asian65%
Black8%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine19%
No car household69%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent39%
Private rent32%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
Historic landfill (400m)
2
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
65
Largest scheme
379 homes · 21, 21, Wapping Lane, E1W 2RH
Pipeline pressure
NONE

Named schemes (500m)

WATNEY MARKET ESTATE, WATNEY MARKET ESTATE, WATNEY STREET, COMMERCIAL ROAD, E1373 homes
completed
West of Brinsley House, Site East Of, West of Brinsley House, Site East Of, WATNEY STREET, South Of Tarling Street, North of Martha Street, Shadwell, E1221 homes
completed
WINTERTON HOUSE, WINTERTON HOUSE, DEANCROSS STREET, COMMERCIAL ROAD, E1138 homes
completed
Sovereign Court, Sovereign Court, The Highway, E1W124 homes
completed
North of, North of, Martha Street, Chapman Street and adjoining Watney Street, E1 2QE108 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

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 2QL

Full postcodeE1 2QL
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardShadwell
Latitude51.511224
Longitude-0.055611
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
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