Stepney Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51673, -0.05042

E1 3EZ— Stepney Green, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 62/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
80
Schools
90
Transport
62
Environment
70
Investment
61

The bottom line

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

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

Check your dealbreakers

Toggle the things that matter to you — see how E1 3EZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E1 3EZ meets your needs.

Location

E1 3EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.8% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for E1 3EZ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E1 3EZ with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E1 3EZ 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 · 3 min walk

KS2: 106.3

★★

Secondary

Bishop Challoner Catholic School

Good · Inspected Nov 2021 · 5 min walk

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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.3 incidents per 1,000 residents

Better than 50% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences24%
Anti-social behaviour22%
Other22%
Drug offences8%
Burglary8%
Vehicle crime7%
Theft6%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 751m

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,586/m²
Price per ft²£519/ft²
Avg floor area56.4 m²

EPC breakdown

B
16%
C
48%
D
5%

Based on 69 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£141,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,202
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2026 · CAGR

+1.7%

Total change

+40%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-12.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 70 sales

Property Type Mix

Total: 70 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£221k£238k+7.6%14.5
GFC & correction2008–2012£250k£248k-1%1
Help-to-Buy recovery2013–2016£250k£190k-24%4.5
Brexit uncertainty2018–2018£107k£107k+0%1
Pandemic surge2020–2021£370k£384k+3.8%1
Rate-rise correction2022–2023£110k£299k+172.5%5
Current market2024–2026£310k£310k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
2.1%
District
3.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
8 min walk
Shadwell DLR StationDLR
9 min walk
Whitechapel Rail StationWindrush
9 min walk
WhitechapelElizabeth line
9 min walk
Whitechapel Underground StationHammersmith & City · District
9 min walk
No bus stops within 400m

57

Walkability score

305

Footpaths (500m)

20

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

32

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)459
Nearest car park26m
Santander docks (800m)20
Nearest cycle dock0.1 km

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: 1.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 49%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.9 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

17 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 453 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

641

Parks (1km)

39

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketChina Ark · 429 m
15 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

280m

Post office

Nearby shops

Jubilee Express171 m
Corner Shop330 m
Cabin Newsagent339 m
East London Food Centre359 m

Nearby cafes

Cake & Custard Factory359 m
Eat Up Cafe417 m
Alauddin Sweets436 m
Cafe Boulevard484 m

Nearby restaurants

Spice Bite285 m
Get Stuffed!330 m
Wonderful House335 m
Michael's Halal Chinese351 m

Nearby pubs

The Peacock267 m
The George Tavern321 m
The Dean Swift457 m
The White Hart559 m

Nearby gyms

The Gym497 m
Mulberry Leisure Centre674 m
Mile End American Pool & Snooker Centre722 m
QMotion Sport & Fitness Centre882 m

Nearby pharmacies

DMB Chemist532 m
Ali's743 m
Sinclairs Pharmacy749 m
Region Choice Ltd768 m

Nearby health

The London Independent Hospital453 m
City Square Medical Group486 m
The London Circumcision Clinic501 m
Blizard Institute Core Pathology509 m
Food hygiene (5-star)50% of 184

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

61

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 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,709m
Crossrail 2 route3,677m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,838 nationally

2,250

Est. population

30,000/km²

50%

Employed

36%

Degree educated

£34,100

Median income

11.0%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

28%
24%
23%
Under 1828%
18–3424%
35–4923%
50–6413%
65+12%

Tenure

27%
51%
Own outright8%
Own (mortgage)12%
Private rent27%
Social rent51%
Shared ownership3%
Rent free0%

Ethnicity

17%
60%
White British17%
White Other11%
Asian60%
Black6%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household67%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent51%
Private rent27%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
79
Live planning apps (800m)
4
Development activity
medium
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)
14
Largest scheme
373 homes · WATNEY MARKET ESTATE, WATNEY MARKET ESTATE, WATNEY STREET, COMMERCIAL ROAD, E1
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
TOWER HAMLETS COLLEGE, TOWER HAMLETS COLLEGE, JUBILEE STREET, E173 homes
completed
JUBILEE STREET CENTRE, JUBILEE STREET CENTRE, JUBILEE STREET, E173 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

Live in E1 3EZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E1 3EZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

Similar postcodes

Frequently asked questions

📍 Track E1 3EZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E1 3EZ

Full postcodeE1 3EZ
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardStepney Green
Latitude51.516732
Longitude-0.050418
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