Stepney Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51867, -0.05371

E1 3AY— Stepney Green, Tower Hamlets

Location and area intelligence for E1 3AY, Stepney Green, Tower Hamlets

City living at its best

 

Schools 100%Safety 45/100Transport 77/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
65
Safety
45
Schools
90
Transport
77
Environment
69
Investment
59

The bottom line

E1 3AY offers exceptional schools (100% Good/Outstanding) and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

E1 3AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.6% vs London avg
vs London crime+339.0% vs London avg

Deep-dive guides for E1 3AY

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

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How E1 3AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stepney Park Primary School

Good · Inspected May 2023 · 2 min walk

KS2: 106.3

★★

Secondary

Bishop Challoner Catholic School

Good · Inspected Nov 2021 · 8 min walk

100% of local schools rated Good or Outstanding · based on 39 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 7 min walk

13 primaries · 8 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

285.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+196% vs borough

Crime by type

Other38%
Violence & sexual offences20%
Anti-social behaviour13%
Theft11%
Drug offences6%
Vehicle crime5%
Burglary4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 880m

Crime is +339% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,435/m²
Price per ft²£598/ft²
Avg floor area58.9 m²

EPC breakdown

C
2%
D
5%
E
1%

Based on 8 properties · Confidence: low

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 yield850 kWh/kWp/yr
Rebuild cost estimate£147,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7.3%

Total change

+568%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.2%

per year

Acceleration

+14.48

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£58k£63k+7.8%1.5
Post-dot-com plateau2001–2001£118k£118k+0%1
Pre-crash peak2005–2006£150k£188k+25.3%1
Help-to-Buy recovery2015–2015£353k£353k+0%1
Brexit uncertainty2019–2019£375k£375k+0%1
Rate-rise correction2023–2023£355k£355k+0%1
Current market2024–2024£388k£388k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Flat/maisonette+2.3% α
Local
7.3%
District
5%

CAGR over 26yr 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 Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 89% of London
WhitechapelElizabeth line line
5.3 min walk
Whitechapel

Nearby stations

Whitechapel Rail StationWindrush
5 min walk
WhitechapelNational Rail
5 min walk
Whitechapel Underground StationHammersmith & City · District
6 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
8 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
9 min walk
No bus stops within 400m

67

Walkability score

294

Footpaths (500m)

25

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

30

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)401
Nearest car park92m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
E1 Car Park· yes
685m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 1.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.7 km

Energy

Solar: 850 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 yield849.5 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

19 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRoyal London Hospital · 453 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

415

Parks (1km)

40

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

8

Convenience

Nearest supermarketChina Ark · 201 m
8 tennis courts2 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)

281m

Post office

Nearby shops

Rinkoff Bakery144 m
Candy's News Agent156 m
Jubilee Express192 m
China Ark Supermarket195 m

Nearby cafes

Cafe Boulevard251 m
Coffee Republic290 m
Mousetail363 m
Cafe Leads366 m

Nearby restaurants

Bun & Sum215 m
Dhaka Biryani217 m
Nando's222 m
Empire227 m

Nearby pubs

The White Hart245 m
The Blind Beggar270 m
London Hospital Tavern366 m
The George Tavern484 m

Nearby gyms

The Gym302 m
Whitechapel Sports Centre553 m
Mulberry Leisure Centre628 m
Strongher Space633 m

Nearby pharmacies

Region Choice Ltd500 m
DMB Chemist548 m
Day Lewis Pharmacy646 m
Ali's853 m

Nearby health

Eastside Dental Practice241 m
Abbey Dental Whitechapel245 m
Albion Health Centre281 m
Blizard Institute Core Pathology330 m
Food hygiene (5-star)51% of 218

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

59

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

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

4/100

Velocity score

Future outlook

61.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,787m
Crossrail 2 route3,368m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,313 nationally

1,401

Est. population

12,380/km²

56%

Employed

44%

Degree educated

£38,400

Median income

8.2%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

30

Community stability

Age profile

25%
35%
23%
Under 1825%
18–3435%
35–4923%
50–6411%
65+6%

Tenure

35%
48%
Own outright7%
Own (mortgage)9%
Private rent35%
Social rent48%
Shared ownership0%
Rent free0%

Ethnicity

20%
14%
50%
White British20%
White Other14%
Asian50%
Black9%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine16%
No car household73%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent48%
Private rent35%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
78
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
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)
157
Largest scheme
373 homes · WATNEY MARKET ESTATE, WATNEY MARKET ESTATE, WATNEY STREET, COMMERCIAL ROAD, E1
Pipeline pressure
NONE

Named schemes (500m)

Braybrooke, Braybrooke, STEPNEY WAY, E192 homes
completed
Fulneck, 150, Fulneck, 150, Mile End Road, E1 4UW78 homes
completed
TOWER HAMLETS COLLEGE, TOWER HAMLETS COLLEGE, JUBILEE STREET, E173 homes
completed
JUBILEE STREET CENTRE, JUBILEE STREET CENTRE, JUBILEE STREET, E173 homes
completed
3-13, 3-13, CLEVELAND WAY, E169 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
21.6%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Abdul Wahid AliAspire
Sabina AkhtarLabour

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 3AY

Full postcodeE1 3AY
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardStepney Green
Latitude51.518675
Longitude-0.053708
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