Property investment stats for Shadwell, East London
A complete guide to property investment in Shadwell.
Last updated: 18 September 2025
Investment summary
Shadwell sits at the heart of East London, shaped by a young and highly mobile population. The area has a strikingly low level of owner-occupation — among the lowest in the country — and is dominated by private and social renting. Asking prices for a 3-bedroom house are at £735,000, and a 2-bedroom flat is currently marketed at £637,500. Rents are high relative to local incomes, with a typical 2-bedroom flat asking £3,228, and the rent-to-income ratio stands at 46.7%.
The average rental yield is robust at 7.5%, which is a key draw for investors, but capital values have changed by -2.6% over the past year, and by -13.6% over three years. Liquidity is moderate, with homes typically spending 109 days on the market and annual sales at 88.
Key investment stats for Shadwell
Median price per sq ft
£646 / sq ft
Average rental yield
7.5%
Capital growth (1y)
-2.6%
Sales in past year
88
* Property stats calculated for last full calendar year (2024).
Live property stats in Shadwell
Live prices in Shadwell, East London
* Extreme prices clipped for legibility
Properties for sale
Median price
£595,000
25% of properties below...
£425,000
75% of properties below...
£800,000
Most expensive property
£1,850,000
Live listings
209
Median days on market
109
Should you invest in Shadwell?
Opportunities
- Rental yields are strong, with an average of 7.5% and the top-performing postcode district yielding 6.5%.
- Demand from a young, degree-educated, and professional population is high, with the area in the 98th percentile for 20-30 year olds and the 80th percentile for degree holders.
- The dominance of private renting (95th percentile) creates a large pool of potential tenants for buy-to-let investors.
Risks
- Capital values have changed by -2.6% over one year and by -4.8% annually over three years, which may concern those focused on capital appreciation.
- The rent-to-income ratio is high at 46.7%, suggesting that affordability could become a constraint for further rent growth.
- Liquidity is only moderate, with homes typically taking 109 days to sell, and the median achieved price is £9,000 (the typical achieved discount) below asking, which may affect exit strategies.
Outlook
Looking ahead, Shadwell's appeal to renters is unlikely to fade given the area's demographic profile and the dominance of private renting. The strong rental yield of 7.5% provides a cushion for investors, even as capital growth has changed by -2.6% over the past year.
Affordability remains stretched, and the high rent-to-income ratio of 46.7% could limit how much further rents can rise. Liquidity is steady but not brisk, so investors should expect sales to take time and discounts off asking to remain typical. In sum, Shadwell offers reliable rental demand and income, but capital growth prospects look muted for now.
Property market trends in Shadwell
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Shadwell
Investment properties in Shadwell, East London
£375,000 - Offers Over
3 bedroom flat for sale
Ronald Street, London
£800,000 - Offers in Excess of
3 bedroom apartment for sale
Altitude Point, Aldgate, E1
£1,000,000
2 bedroom flat for sale
Ensign Street, City, London, E1
£755,000 - Offers in Region of
4 bedroom apartment for sale
Reservoir Studios, Wapping, E1W
£350,000
2 bedroom flat for sale
Cable Street, Wapping
£210,000 - Guide Price
1 bedroom flat for sale
Tarling Street, Shadwell, E1
Achieved vs asking prices
Key takeaway: Balanced market
Typical discounts are limited but real — expect to achieve a reduction off asking.
Headline stats
• Median discount: £9,000
• 1 in 4 properties sell at > £27,500 below asking
• 1 in 10 properties sell at > £42,200 below asking
In percentage terms:
• Median discount of 1.9%
• 25% of properties discounted by > 5.0%
• 10% of properties discounted by > 6.1%
Best places to invest in Shadwell
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.