Property investment stats for Stepney, East London
A complete guide to property investment in Stepney.
Last updated: 18 September 2025
Investment summary
Stepney offers investors a snapshot of East London’s evolving rental landscape. The area is marked by a very high proportion of private and social rented housing, both in the uppermost percentiles compared to Britain, while owner-occupation sits at the very bottom. The median price per square foot is £606 per sq ft, which is typical for London but high by national standards. Liquidity is moderate, with properties spending an average of 69 days on the market and annual sales at 200.
Affordability remains a challenge, with a price-to-income ratio of 6.8 and a rent-to-income ratio of 43.2%, both reflecting the area’s urban character and strong demand from a young, mobile population. The median achieved price is typically £5,000 (the typical achieved discount) below asking, suggesting some negotiation room for buyers.
Key investment stats for Stepney
Median price per sq ft
£606 / sq ft
Average rental yield
6.4%
Capital growth (1y)
-24.7%
Sales in past year
200
* Property stats calculated for last full calendar year (2024).
Live property stats in Stepney
Live prices in Stepney, East London
* Extreme prices clipped for legibility
Properties for sale
Median price
£450,000
25% of properties below...
£370,000
75% of properties below...
£600,000
Most expensive property
£1,500,000
Live listings
265
Median days on market
69
Should you invest in Stepney?
Opportunities
- Rental yields are robust, with an average of 6.4% and the top postcode district yielding 6.5%, which is attractive for buy-to-let investors.
- The area’s very high student and young professional populations (in the 98th and 96th percentiles, respectively) underpin consistent rental demand.
- The high proportion of degree-educated residents (in the 72nd percentile) and professionals (in the 61st percentile) may support a stable tenant base.
Risks
- Capital values have changed by -24.7% over one year and -21.1% over three years, with annualised growth at -7.6%, which could concern investors seeking appreciation.
- The unemployment rate sits in the 99th percentile, which may impact tenant stability and rent collection.
- Affordability pressures are evident, with high rent-to-income and price-to-income ratios, potentially limiting further rental or price growth.
Outlook
Stepney’s outlook for the next year is shaped by its strong rental fundamentals and challenging capital growth record. Investors can expect ongoing demand from the area’s large student and young professional population, which should help maintain occupancy rates and support the current rental yield of 6.4%. However, the recent changes in capital values (-24.7% over one year and -21.1% over three years) suggest that price growth may remain subdued.
Liquidity is likely to stay steady, with properties spending around 69 days on the market and moderate annual sales. Given the high rent-to-income ratio of 43.2%, affordability will be a key factor to watch, as it could limit further rental increases. For investors focused on income rather than capital appreciation, Stepney continues to offer a compelling proposition, but caution is warranted for those relying on short-term price growth.
Property market trends in Stepney
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Stepney
Investment properties in Stepney, East London
£375,000 - Offers Over
3 bedroom flat for sale
Ronald Street, London
£435,000 - Offers in Excess of
2 bedroom flat for sale
Icon Apartments, 32 Duckett Street,...
£320,000 - Guide Price
1 bedroom ground floor flat for sale
Redmans Road, London, E1
£280,000
2 bedroom flat for sale
Salmon Lane, London, E14
£210,000 - Guide Price
1 bedroom flat for sale
Tarling Street, Shadwell, E1
Achieved vs asking prices
Key takeaway: Balanced market
On average, properties sell slightly below asking; careful comp analysis is key.
Headline stats
• Median discount: £5,000
• 1 in 4 properties sell at > £15,000 below asking
• 1 in 10 properties sell at > £20,000 below asking
In percentage terms:
• Median discount of 1.1%
• 25% of properties discounted by > 3.2%
• 10% of properties discounted by > 4.5%
Best places to invest in Stepney
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.