Stepney Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51919, -0.04871

E1 3DA— Stepney Green, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 63/100Yield 4.93%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
76
Schools
90
Transport
63
Environment
70
Investment
71

The bottom line

E1 3DA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E1 3DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.8% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E1 3DA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E1 3DA 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

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 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 3 min walk

11 primaries · 7 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

96.1 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

-0% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour21%
Vehicle crime10%
Drug offences6%
Burglary5%
Theft5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.0km

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area79.4 m²

EPC breakdown

C
16%
D
8%

Based on 24 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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£198,500
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
WallsCavity wall, filled cavity
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2019 · CAGR

+9.3%

Total change

+549%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.9%

per year

Acceleration

-2.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£65k£65k+0%1
Post-dot-com plateau2002–2002£152k£152k+0%3
Pre-crash peak2005–2007£215k£231k+7.4%2
GFC & correction2012–2012£245k£245k+0%1
Help-to-Buy recovery2014–2014£325k£325k+0%1
Brexit uncertainty2019–2019£422k£422k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Flat/maisonette+2.2% α
Local
8.7%
District
6.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stepney Green Underground StationHammersmith & City line
3.7 min walk
Whitechapel

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
4 min walk
Whitechapel Rail StationWindrush
10 min walk
WhitechapelNational Rail
10 min walk
Whitechapel Underground StationHammersmith & City · District
10 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
11 min walk
No bus stops within 400m

66

Walkability score

338

Footpaths (500m)

20

Santander docks (800m)

0.2 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

26

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)401
Nearest car park145m
Santander docks (800m)20
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 43%
More green space than 81% of London

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

21 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

8

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 163 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

762

Parks (1km)

36

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Peacock (375 m)

Nearest supermarketChina Ark · 298 m
11 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

410m

Post office

Nearby shops

CITY SUPERMARKET231 m
Two Brothers Mini Market231 m
Rahims272 m
All in one287 m

Nearby cafes

Chai Bites215 m
Grand Chai239 m
Mr. G's Cafe279 m
Sweet Café318 m

Nearby restaurants

Siqiliya214 m
Tian Tian217 m
Rose Peri Peri219 m
Grand Rasoi241 m

Nearby pubs

The Peacock375 m
The Horn of Plenty418 m
The Half Moon424 m
The White Hart533 m

Nearby gyms

The Gym303 m
Mile End American Pool & Snooker Centre430 m
QMotion Sport & Fitness Centre594 m
Neon765 m

Nearby pharmacies

Region Choice Ltd597 m
Sinclairs Pharmacy643 m
DMB Chemist796 m
Britannia Pharmacy1.0 km

Nearby health

The London Independent Hospital163 m
Tower Hamlets Stop Tobacco Service352 m
Mile End Dental Practice425 m
Eastside Dental Practice570 m
Food hygiene (5-star)55% of 158

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

71

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

42.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route4,005m
Crossrail 2 route3,529m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,333 nationally

2,185

Est. population

17,342/km²

54%

Employed

39%

Degree educated

£34,100

Median income

9.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

25%
35%
19%
13%
Under 1825%
18–3435%
35–4919%
50–6414%
65+8%

Tenure

29%
52%
Own outright7%
Own (mortgage)12%
Private rent29%
Social rent52%
Shared ownership1%
Rent free0%

Ethnicity

20%
58%
White British20%
White Other10%
Asian58%
Black5%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine19%
No car household60%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent52%
Private rent29%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
86
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
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
48
Largest scheme
134 homes · STIFFORD ESTATE, SITE BOUNDED BY, STIFFORD ESTATE, SITE BOUNDED BY, JAMAICA STREET, REDMANS ROAD, STEPNEY WAY, E1 3JR
Pipeline pressure
NONE

Named schemes (500m)

STIFFORD ESTATE, SITE BOUNDED BY, STIFFORD ESTATE, SITE BOUNDED BY, JAMAICA STREET, REDMANS ROAD, STEPNEY WAY, E1 3JR134 homes
completed
Braybrooke, Braybrooke, STEPNEY WAY, E192 homes
completed
Fulneck, 150, Fulneck, 150, Mile End Road, E1 4UW78 homes
completed
3-13, 3-13, CLEVELAND WAY, E169 homes
completed
196-206, 196-206, MILE END ROAD, E157 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 3DA

Full postcodeE1 3DA
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardStepney Green
Latitude51.519185
Longitude-0.048713
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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