Stepney Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51480, -0.05458

E1 3EJ— Stepney Green, Tower Hamlets

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

City living at its best

 

Top 13% LondonSchools 100%Safety 64/100Transport 78/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
72
Safety
64
Schools
90
Transport
78
Environment
68
Investment
60

The bottom line

E1 3EJ 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 3EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-8.6% vs London avg
vs London crime+159.0% vs London avg

Deep-dive guides for E1 3EJ

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

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“City living at its best”

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How E1 3EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mary and St Michael Primary School

Not yet inspected · 2 min walk

KS2: 107.0

★★

Secondary

Bishop Challoner Catholic School

Good · Inspected Nov 2021 · 4 min walk

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

168.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+75% vs borough

Crime by type

Other31%
Anti-social behaviour18%
Violence & sexual offences17%
Drug offences9%
Theft8%
Robbery7%
Burglary6%
Vehicle crime5%

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 444m

Crime is +159% 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£7,034/m²
Price per ft²£653/ft²
Avg floor area60.4 m²

EPC breakdown

C
10%
D
8%
E
2%
F
1%

Based on 21 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 yield850 kWh/kWp/yr
Rebuild cost estimate£151,000
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 BAnnual charge £1,202
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.6%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.5%

per year

Acceleration

+52.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£60k£60k+0%1
Post-dot-com plateau2001–2004£75k£155k+108.1%1.3
Pre-crash peak2007–2007£200k£200k+0%2
GFC & correction2010–2010£135k£135k+0%1
Help-to-Buy recovery2013–2016£166k£300k+80.7%1.5
Current market2024–2025£280k£407k+45.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3% alpha

Flat/maisonette+3% α
Local
7.3%
District
4.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

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 DLRDLR line
4.3 min walk
Shadwell

Nearby stations

Shadwell DLR StationDLR
5 min walk
Shadwell Rail StationWindrush
5 min walk
ShadwellNational Rail
5 min walk
Whitechapel Rail StationWindrush
8 min walk
Whitechapel Underground StationHammersmith & City · District
8 min walk
No bus stops within 400m

67

Walkability score

222

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

41

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)946
Nearest car park40m
Santander docks (800m)23
Nearest cycle dock0.1 km

Nearby car parks

🅿️
E1 Car Park· yes
759m
🅿️
The Strangers Rest
782m
🅿️
Tobacco Dock Car Park615 spaces· yes
796m

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 AONB16% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.2 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

14 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal London Hospital · 474 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

227

Parks (1km)

32

Restaurants (800m)

16

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

8

Convenience

Nearest supermarketBrit Bazar · 113 m
8 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

295m

Post office

Nearby shops

Kushiara Cash & Carry57 m
Vista Food and Wine66 m
Percy Ingle192 m
Priyo Bazaar194 m

Nearby cafes

Cake & Custard Factory48 m
Alauddin Sweets76 m
Cafe Rosh258 m
Cafe Marrone360 m

Nearby restaurants

Spice Hut44 m
Get Stuffed!92 m
Best Kebab151 m
Wings of East168 m

Nearby pubs

The Dean Swift107 m
The George Tavern120 m
Thomas Neale233 m
Hungerford Arms240 m

Nearby gyms

Mulberry Leisure Centre331 m
The Sporting Club677 m
The Gym729 m
MMA LDN746 m

Nearby pharmacies

DMB Chemist175 m
Ali's420 m
Day Lewis Pharmacy724 m
Region Choice Ltd928 m

Nearby health

City Square Medical Group144 m
The London Circumcision Clinic194 m
Blizard Institute Core Pathology336 m
Smokers Clinic381 m
Food hygiene (5-star)49% of 239

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 score21/100
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

64.9

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 route3,380m
Crossrail 2 route3,678m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,619 nationally

1,887

Est. population

30,000/km²

62%

Employed

47%

Degree educated

£38,400

Median income

7.0%

Claimant rate

Urban coreVery high densityRenters

24

Community stability

Age profile

23%
40%
23%
Under 1823%
18–3440%
35–4924%
50–649%
65+5%

Tenure

51%
30%
Own outright5%
Own (mortgage)12%
Private rent51%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

16%
15%
52%
White British16%
White Other15%
Asian52%
Black8%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household75%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent51%
Social rent30%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
83
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
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)
10
Largest scheme
373 homes · WATNEY MARKET ESTATE, WATNEY MARKET ESTATE, WATNEY STREET, COMMERCIAL ROAD, E1
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
North of, North of, Martha Street, Chapman Street and adjoining Watney Street, E1 2QE108 homes
completed
Cheviot House, 227-233, Cheviot House, 227-233, Commercial Road, E1 2BU97 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 3EJ

Full postcodeE1 3EJ
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardStepney Green
Latitude51.514795
Longitude-0.054580
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