St Dunstan's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52085, -0.04874

E1 3LQ— St Dunstan's, Tower Hamlets

Location and area intelligence for E1 3LQ, St Dunstan's, Tower Hamlets

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 65/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
70
Safety
68
Schools
90
Transport
65
Environment
69
Investment
60

The bottom line

E1 3LQ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Young professionals.

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Location

E1 3LQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-18.8% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for E1 3LQ

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

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Postcode Personality

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

“High-connectivity investment target”

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How E1 3LQ 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 · 4 min walk

KS2: 106.3

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 8 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 2 min walk

13 primaries · 5 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

146.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+52% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Anti-social behaviour19%
Drug offences10%
Theft5%
Robbery5%
Burglary4%
Vehicle crime2%

Road safety

100

Road safety score

0

Accidents (5yr)

12

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 843m

Crime is +125% 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£7,045/m²
Price per ft²£655/ft²
Avg floor area59.5 m²

EPC breakdown

C
10%
D
4%
E
1%

Based on 15 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£148,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.7%

Total change

+372%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.9%

per year

Acceleration

-76.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 42 sales

Property Type Mix

Total: 42 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£89k£125k+40.9%9.5
Post-dot-com plateau2001–2004£200k£189k-5.8%1.8
Pre-crash peak2005–2007£249k£278k+11.4%1.3
GFC & correction2008–2011£362k£250k-30.9%1
Help-to-Buy recovery2013–2015£334k£425k+27.2%1.5
Brexit uncertainty2019–2019£395k£395k+0%1
Pandemic surge2020–2020£326k£326k+0%1
Rate-rise correction2023–2023£375k£375k+0%2
Current market2024–2025£565k£419k-25.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.7%
District
5.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Stepney Green Underground StationHammersmith & City line
1.9 min walk
Whitechapel

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
2 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
10 min walk
No bus stops within 400m

68

Walkability score

328

Footpaths (500m)

24

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria38 min ≈
Waterloo38 min ≈
Canary Wharf29 min ↓
City ★26 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

25

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)322
Nearest car park123m
Santander docks (800m)24
Nearest cycle dock0.2 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: 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 AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.5 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

23 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 137 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

759

Parks (1km)

35

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

6

Convenience

Nearest supermarketChina Ark · 273 m
11 tennis courts1 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)

243m

Post office

Nearby shops

Two Brothers Mini Market48 m
Rahims117 m
CITY SUPERMARKET160 m
Sainsbury's Local208 m

Nearby cafes

Chai Bites45 m
Grand Chai62 m
Mr. G's Cafe129 m
Sweet Café161 m

Nearby restaurants

Rose Peri Peri38 m
Tian Tian40 m
Grand Rasoi66 m
Rama Thai97 m

Nearby pubs

The Horn of Plenty249 m
The Half Moon290 m
Drapers’ Bar & Kitchen487 m
135 bar & lounge511 m

Nearby gyms

The Gym214 m
Mile End American Pool & Snooker Centre306 m
QMotion Sport & Fitness Centre472 m
Neon582 m

Nearby pharmacies

Region Choice Ltd476 m
Sinclairs Pharmacy714 m
Britannia Pharmacy837 m
DMB Chemist934 m

Nearby health

The London Independent Hospital137 m
Tower Hamlets Stop Tobacco Service181 m
Mile End Dental Practice300 m
XX Place Health Centre579 m
Food hygiene (5-star)57% 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

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

56.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route4,166m
Crossrail 2 route3,379m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,672 nationally

1,975

Est. population

26,223/km²

61%

Employed

47%

Degree educated

£34,100

Median income

6.7%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

23%
37%
21%
Under 1823%
18–3437%
35–4921%
50–6412%
65+7%

Tenure

14%
40%
33%
Own outright12%
Own (mortgage)14%
Private rent40%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

25%
15%
44%
White British25%
White Other15%
Asian44%
Black5%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household67%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent40%
Social rent33%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
66
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
42
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
Labour
Ward majority vote
22.9%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Ayas MiahLabour
Maisha Fahmida BegumLabour

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 3LQ

Full postcodeE1 3LQ
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardSt Dunstan's
Latitude51.520849
Longitude-0.048743
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