Shadwell · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51369, -0.05702

E1 2QY— Shadwell, Tower Hamlets

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

City living at its best

 

Bottom 25% LondonSchools 92%Safety 70/100Transport 80/100Yield 4.93%

Best for: Families, Commuters, Investors, Young professionals

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Well-connected — strong transport access

Liveability
71
Safety
70
Schools
100
Transport
80
Environment
67
Investment
77

The bottom line

E1 2QY 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 2QY

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-16.4% vs London avg
vs London crime+99.0% vs London avg

Deep-dive guides for E1 2QY

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

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Postcode Personality

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“City living at its best”

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How E1 2QY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bigland Green Primary School

Not yet inspected · 3 min walk

KS2: 108.6

★★★

Secondary

Mulberry School for Girls

Outstanding · Inspected Apr 2024 · 2 min walk

P8: +0.62A8: 56.2

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 14 min walk

12 primaries · 7 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

129.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+34% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour15%
Theft7%
Vehicle crime7%
Burglary5%
Drug offences4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 325m

Crime is +99% above London average

Property

Prices, sales volume and market trends

Avg floor area70.6 m²

EPC breakdown

C
20%
D
19%
E
17%
F
1%

Based on 57 properties · Confidence: high

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£176,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+8.9%

Total change

+616%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

-11.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£102k+75%1.2
Post-dot-com plateau2001–2003£122k£155k+27%1.3
Pre-crash peak2005–2006£198k£181k-8.6%2.5
GFC & correction2008–2012£210k£250k+19%1
Help-to-Buy recovery2014–2014£375k£375k+0%2
Brexit uncertainty2019–2019£418k£418k+0%1
Pandemic surge2020–2020£415k£415k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.6% alpha

Flat/maisonette+2.6% α
Local
9.8%
District
7.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Shadwell DLR StationDLR line
2.7 min walk
Shadwell

Nearby stations

Shadwell DLR StationDLR
3 min walk
Shadwell Rail StationWindrush
3 min walk
ShadwellNational Rail
3 min walk
Whitechapel Rail StationWindrush
8 min walk
WhitechapelElizabeth line
8 min walk
2 bus routes · 10 stops within 400m · 79 buses/hr peak

83

Walkability score

192

Footpaths (500m)

23

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

45

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)960
Nearest car park158m
Santander docks (800m)23
Nearest cycle dock0.1 km

Nearby car parks

🅿️
The Strangers Rest
580m
🅿️
Tobacco Dock Car Park615 spaces· yes
643m
🅿️
E1 Car Park· yes
717m

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: 1.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.3 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

12 min walk

83%

Recommend GP

83%

Overall GP experience

2

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 464 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

205

Parks (1km)

51

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

11

Convenience

Nearest supermarketBrit Bazar · 192 m
8 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

634m

Post office

Nearby shops

Percy Ingle21 m
Priyo Bazaar35 m
Mr. P's Watney News54 m
Londis120 m

Nearby cafes

Cafe Rosh96 m
Alauddin Sweets134 m
Cake & Custard Factory219 m
Cafe Marrone221 m

Nearby restaurants

Wimpy11 m
Modhur Canteen101 m
Best Kebab102 m
Wings of East107 m

Nearby pubs

Thomas Neale69 m
Hungerford Arms104 m
The Dean Swift128 m
The George Tavern287 m

Nearby gyms

Mulberry Leisure Centre166 m
The Sporting Club534 m
MMA LDN586 m
PureGym715 m

Nearby pharmacies

DMB Chemist53 m
Ali's281 m
Day Lewis Pharmacy688 m
Tower Pharmacy926 m

Nearby health

City Square Medical Group123 m
The London Circumcision Clinic179 m
Smokers Clinic347 m
Tobacco Dependence Research Unit370 m
Food hygiene (5-star)50% of 260

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

77

Investment score

Strong

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

56.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,191m
Crossrail 2 route3,676m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,364 nationally

2,136

Est. population

26,630/km²

50%

Employed

34%

Degree educated

£35,100

Median income

9.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

30

Community stability

Age profile

28%
32%
21%
Under 1828%
18–3432%
35–4921%
50–6412%
65+7%

Tenure

32%
52%
Own outright5%
Own (mortgage)8%
Private rent32%
Social rent52%
Shared ownership3%
Rent free0%

Ethnicity

66%
White British12%
White Other10%
Asian66%
Black5%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household71%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent52%
Private rent32%

vs. London

Income vs London-16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
83
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
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)
29
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
HUBERT ASHTON, HENRY BRIERLY, KENT HOUSE, HUBERT ASHTON, HENRY BRIERLY, KENT HOUSE, WALDEN STREET, E1118 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 2QY

Full postcodeE1 2QY
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardShadwell
Latitude51.513694
Longitude-0.057019
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
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