Large-scale regeneration zones, faster and more frequent transport links and new businesses and universities moving to the area are making east London an increasingly popular place to live and invest in.
Our guides feature insights into the key locations you should consider and the top reasons to buy property in the area.
Why invest in east London?
Key trends: east London property prices
London’s centre of gravity is moving east according to the Mayor of London and this comes as no surprise as regeneration hotspots are boosting east London property prices:
“The average sold price in east London has increased 3.65% over the last 1 year” (Foxtons, East London, 2018).
Snapshot: east London property prices at a glance
- East London property prices at the Royal Docks (E16), near Canary Wharf, increased by 26% in the two years between Q1 2015 and Q1 2017 (Knight Frank, Eastern Review 2017/18).
- Near to the City of London, Whitechapel (E1) ranks third in The Telegraph’s Top 20 places to invest in London, with prices tipped to rise by around 25% before the Elizabeth Line (Crossrail) is complete in December 2018.
- The average price of a home in the Docklands (E16) has increased by 60% over the past five years (Foxtons, E16 sold house prices).
- For investors looking at properties to buy in east London, well-designed new build homes should be a serious consideration, because of the value they offer. Mount Anvil’s developments at Royal Docks West in the Docklands and Dollar Bay, which overlooks Canary Wharf, have outperformed the average postcode district price growth for E16 and E14 respectively (Dataloft, London Market Report 2018).
Be part of London’s biggest regeneration projects
“The sale price of an apartment in a large regeneration project rose, on average, by 17% per annum in the period 2012 to 2016, over double the inner London average for non-regeneration apartments of 8% per annum in the same period.” (Dataloft, London Market Report 2018).
As home to several of London’s largest regeneration zones, east London is one to watch for investors. Key regeneration areas include:
The £300m ‘Whitechapel Vision’ is set to capitalise on 15 years of Whitechapel regeneration opportunities, with all plans expected to be finished by 2025.
Here’s what you can expect:
- Durward Street Gardens, a new urban quarter in E15 with homes, shops and offices
- Upgrades to Whitechapel station – creating connections to the Elizabeth line, making commutes shorter and more efficient
- New life science campus – created by Queen Mary University of London and Barts Health NHS trust to improve patient treatment, and contribute to the UK’s goal to be a leader in life science research and innovation
- Civic Hub – new employment opportunities within Whitechapel and the public sector, new pedestrian routes for easy access to New Royal London Hospital and a potential media hub for creative pioneers
- Raven Row – a new residential neighbourhood with improved transport links to the town and hospital, supporting commerce and community development
At the heart of Whitechapel’s regeneration zone is The Silk District, where investors and residents can reap the benefits of this £300m community investment.
In May 2013, Asian Business Port (ABP) announced a winning bid for the £1.7bn regeneration of Royal Albert Dock. Close to the University of East London and just across the water from London City Airport, this new development includes a business hub, which will create an estimated 30,000 jobs in the area.
Silvertown Quays is designed to be the capital’s new creative core featuring museums, a theatre, a botanical garden, shops, restaurants and a luxury hotel. Situated at the Royal Docks, this £3.5bn development will bring in over £200m to London’s economy every year, as well as 21,000 new jobs. Silvertown will provide a home for brands, people and businesses, including space designed to appeal to start-up companies.
Our Royal Docks West development benefits from the regeneration at London’s Royal Docks.
Queen Elizabeth Olympic Park
The Queen Elizabeth Olympic Park’s transformation has created a hub for sports, culture and education, all while generating economic growth in east London.
The London Legacy Development Corporation (LLDC) has a vision to transform the lives of east London’s residents, with over 20,000 new jobs being created through new start-up businesses and established organisations moving to the area. This government-sponsored development is also bringing together many British and international institutions, including the Financial Conduct Authority (FCA), University College London and the London College of Fashion (LCF).
Surrounded by investment, Bow Creek is set to make the most of regeneration opportunities in the area.
To the north the UK Government and the Mayor of London have unveiled a £1.1bn vision for the East Bank, which will become a new powerhouse of education, culture, innovation and growth.
Nearby Bromley-by-Bow is also evolving fast. A new town centre is in planning, with new shops, schools, supermarkets and hotels creating employment and investment opportunities . There will also be improved access to the Bromley-by-Bow tube station, upgrading transport links and making the area better connected to other parts of the capital.
“Bromley-by-Bow in east London was, many centuries ago, an isolated outback surrounded by water and ideal for milling flour. Now it is hugely desirable as a new residential quarter” (Evening Standard, Homes and Property, 2018).
History, character and multi-cultural neighbourhoods underpin this area’s established residential community. Located on the fringe of Canary Wharf, close to central London and London City Airport, it benefits from all that east London life has to offer. In the neighbourhood itself residents and visitors can enjoy trendy bars and restaurants, green spaces, market streets and waterfront views.
Our Three Waters development is at the heart of Bow Creek and benefits from the surrounding regeneration as well as the enviable lifestyle which is the staple of waterside living - ever popular among young professionals looking for homes to rent.
Elizabeth line (Crossrail)
The Elizabeth line (previously known as Crossrail) is a new high-speed railway running underneath central London, that’s due to be fully open by 2019. It will run through central and east London, stopping at locations including Whitechapel and the Docklands. It’s going to be better connected than the Overground, will relieve congestion at busy stations and is set to halve journey times across the capital.
Prices for properties along the route have already outperformed wider local markets by a 7% average. The route will also put 1.5 million more people within a 45-minute commute of central London.
- Custom House station connects Royal Docks West to the City in ten minutes, Westfield Shopping Centre in 12 minutes, Bond Street in 17 minutes and Heathrow Airport in 45 minutes.
- The Silk District in Whitechapel is close to Aldgate and the City, and is connected by the Elizabeth line to Shoreditch in two minutes, Canary Wharf in three minutes, and Bond Street in ten minutes.
The Night Tube
Adding to the improved transport connections, the night service of the east London Overground route will start calling at Whitechapel from December 2018, making it easier than ever for residents to reach destinations across London. The night Overground already operates on Friday and Saturday nights between New Cross Gate and Highbury & Islington, and will extend to Whitechapel when the Elizabeth line is complete.
Invest in a location that’s in demand among renters
With over 50% of Londoners already renting and a 14% total forecast rental growth for the period 2018–2022 (Dataloft, London Market Report), London’s rental market is on the rise. Areas of east London such as Whitechapel, the Royal Docks and Bow Creek are popular among renters, thanks to their affordable prices:
- Bromley average rental price is £373 per week, 37.4% below the London Average of £595 per week (Foxtons, 2018)
- Whitechapel average rental price is £492 per week, 17.3% below the London Average of £595 per week (Foxtons, 2018)
Whitechapel attracts a mix of tech, financial and creative workers, thanks to fast transport connections placing it within two minutes of Shoreditch’s tech and creative hub, and three minutes from the Canary Wharf financial district.
With its growing residential community and regeneration, Bow Creek attracts a mix of young professionals and keen investors. Its currently affordable prices, which are set to grow with the regeneration opportunities surrounding the area, make it an ideal location for renters and for property investments.
World-class universities bring new opportunities
Leading universities also bring new rental opportunities to the area. Queen Mary University of London is a recognised Russell Group institution, which means it’s one of the UK’s best universities. Its campus is between Whitechapel and Stratford.
More educational institutions are set to move to east London by 2021, bringing students and academics to the expanding rental market:
- UCL, also a Russell Group university, will open a new campus at the Queen Elizabeth Olympic Park. Known as UCL East, it will be home to research labs focused on the future of global cities.
- London College of Fashion is moving its campus to the Queen Elizabeth Olympic Park. The £363m project’s will accommodate 5,500 fashion students and over 500 members of staff.
Where to buy in London for investment: east London
Looking for properties to buy in east London? At Mount Anvil we’re committed to finding the right locations at the right time. That’s why we’re working on several developments in key regeneration hotspots.
Royal Docks West, E16
Royal Docks West is in a prime location between Greenwich, the Olympic Park and Canary Wharf. The development is currently 15 minutes from Canary Wharf via the DLR from Custom House Station, and once the Elizabeth line opens at the end of the year, this journey will only take three minutes. Residents will also benefit from a 24-hour concierge, business lounge, cinema room, gym, pool and rooftop running track*. Apartments are available to move into this year.
The Silk District, E1
Just a five-minute walk from Whitechapel station (on the Elizabeth, Tube and Overground lines), The Silk District is only a mile from the City and in sought-after E1, bordering Zones 1 and 2. The development is designed to appeal to financial, creative and tech professionals looking to rent in the area. Residents will have access to a 24-hour concierge, cinema room, gym and spin room.
Three Waters, E3
Set to make the most of the surrounding regeneration as well as to benefit from all the perks of waterside living, Three Waters is ideal for investors and renters alike. Based at the meeting point of Bow Creek, the River Lea and the Limehouse Cut - at the heart of east London, it offers a unique proposition of waterside living with easy access to central London.
*Subject to planning
Your east London property investment summary
Here are the top reasons you should get ahead and invest in east London property:
Large-scale regeneration zones in the Docklands, Bow Creek, Whitechapel and the Queen Elizabeth Olympic Park are bringing new businesses and jobs to the area, with property prices expected to rise.
Improved transport connections thanks to the Elizabeth line (Crossrail) and the night tube, contribute to growth in property prices and a boost in rental demand.
Affordable rental prices and increased employment opportunities make east London a compelling choice for young professionals, opening up buy-to-rent opportunities for investors.
With east London regeneration zones creating investment opportunities, improved transport links bringing central London closer, and affordable rental prices attracting young professionals, now is the time to invest in east London.
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Why live in east London?
Improvements to transport connections, new tech and creative jobs and a variety of cultural attractions are making east London a vibrant place to live, work and play.
From new university campuses providing study and career opportunities, to retail parks and sports clubs offering leisure activities, discover our top reasons for living in east London.
East London transport: Faster commutes to London’s key destinations
Thanks to the 2012 Olympic Games, east London has seen large-scale regeneration work to improve the speed and ease with which residents and visitors can get around.
London City Airport
Living in east London means you are connected to the rest of the world.With regular flights to destinations across the continents, east London jetsetters can make the most of London City Airport.
Royal Docks West, The Silk District and Three Waters are within easy reach of London City Airport. Accessible via railway or by road over the Connaught Bridge, the airport is less than 30 minutes away from each of these developments.
The Crossrail Effect: What the Elizabeth line means for those living in east London
The Elizabeth line will run from Reading and Heathrow in the west, to Shenfield and Abbey Wood in the east, with 41 stations along the route. The line will run underneath central London and will stop at Whitechapel and the Docklands from autumn 2018.
The purpose of the new line is to relieve congestion on crowded Tube lines, halve journey times across the city and create a more comfortable customer experience. To accommodate new lines tests and final infrastructure work,the Elizabeth line is due to be fully operational by 2019.
- Custom House station connects Royal Docks West to the City in 10 minutes, Westfield Shopping Centre in 12 minutes, Bond Street in 17 minutes and Heathrow Airport in 45 minutes.
- The Silk District in Whitechapel is close to Aldgate and the City. It is connected by the Elizabeth line to Shoreditch in two minutes, Canary Wharf in three minutes, and Bond Street in 10 minutes.
The Night Tube
The Night Tube runs on Friday and Saturday nights between New Cross Gate and Highbury & Islington, and will extend to Whitechapel once the Elizabeth line is complete in autumn 2018.
“Independent research into the economic benefits of the Night Tube found that the new service will boost jobs and help maintain London’s status as a vibrant and exciting place to live, work and visit” (TfL.gov.uk).
East London transport: Future plans
As part of London’s future planning, new river crossings have been proposed at key east London locations to help reduce bottle necks, and to better connect the north and south shores of the Thames.
- Elizabeth line route from Woolwich to Custom House
- Multi-use crossings at Gallions Reach and from Belvedere to Rainham
- Silvertown tunnel carrying travellers to Blackwall Tunnel Approach on the south side
Regeneration at the centre of east London
Transformed by a £3.7bn regeneration, the area is witnessing improvements to transport, schools and open spaces.
The Royal Docks are at the centre of this regeneration and will see a new cultural and leisure hub, offering new activities for visitors and residents, as well as employment opportunities.
Back in 2017, Knight Frank praised the Royal Docks as one of London's biggest development areas: “tipped to become the capital’s third financial district, creating a new employment hub served by Crossrail and DLR services as well as international travel from London City Airport” (Knight Frank, Eastern Review, 2017).
Now, two years later, this location is still one to watch for large scale development: "The Royal Docks Opportunity Area is one of the largest regeneration opportunities in London... in the E16 postcode, which straddles The Royal Docks,Canning Town and Silvertown, 11 residential projects of more than 100 units have full permission that together total more than 8,500 private units" (Knight Frank, Eastern Opportunities, 2019).
Queen Elizabeth Olympic Park
The Queen Elizabeth Olympic Park has been transformed since the 2012 London Olympic Games. Its regeneration has created a new cultural hub, providing sporting, artistic and educational opportunities for residents and visitors of east London.
To the east of the Queen Elizabeth Olympic Park, the Westfield Stratford City shopping centre is undergoing significant development. Its extension will see more retail units and car parking spaces, including disabled, parent and child access and electric vehicle charging bays.
The £3.5bn Silvertown Quays development will offer space for new businesses and recreational activities. Dubbed a “vibrant and coherent new waterside urban quarter” by city scale planning company Patel Taylor, Silvertown Quays is set to include new restaurants, community facilities and leisure activities.
The east London lifestyle
With the Olympic legacy firmly taking hold along with the many regeneration schemes and developments in the area, east London is becoming an increasingly desirable place to live.
There are many respected educational institutions in east London. Queen Mary University of London, part of the Russell Group, is located between Whitechapel and Stratford, near The Silk District, while the University of East London is close to Royal Docks West.
Several other institutions are looking forward to a move to east London by 2021, bringing students, academics and a vibrant dynamic to the area:
- UCL plans to open its new campus, UCL East, at the Queen Elizabeth Olympic Park. It will be a fitting home for research into the future of global cities.
- London College of Fashion is making the Queen Elizabeth Olympic Park the new home for its campus, bringing educational opportunities to the area as well as jobs and culture.
In east London you’ll find plenty of watersports on your doorstep:
- London Watersports Centre - a 2,000m rowing course where you can sail, canoe and even kayak through London’s East End.
- Urban London Beach - a stretch of sandy beach that's free to visit during the summer months.
- Open Water Swimming - a club based at London’s Royal Docks, offering swimming lessons, race nights, and training for Open Water Swim Squads.
- Wake Up Docklands - London's premiere wakeboarding and paddleboarding centre.
London’s floating village
Plans for the UK’s largest ‘floating village’ will see 15 acres of water (approximately half the size of Green Park), transformed into a thriving community. The development promises coloured houses on stilts, as well as floating cafés, restaurants, bars and ambitious plans for a floating lido and ice rink.
Aiming to attract young and creative professionals, the development will make east London an even more exciting place to live.
East London culture
Living in east London is a cultural opportunity in itself. For weekends and days out, there are plenty of cultural things to do in east London. The Whitechapel Gallery was founded in 1901 to bring “great art to the people of the East End”, while Hales gallery in Shoreditch features cutting-edge masterpieces.
Museum-goers can discover 2,000 years of Thames history at the Museum of London Docklands, or learn more about immigration into London at the Museum of Immigration and Diversity. There are plenty of restaurants in east London for those looking to try different delicacies at a variety of eateries.
East London nightlife
East London is home to some of the capital’s best known venues, including the iconic club Fabric, Cargo’s famous beer garden in Shoreditch, and Brilliant Corners in Dalston.
With the Night Tube east-Londoners can also travel more easily on Friday and Saturday nights.
East London locations: Where to live in east London
Deciding where to live in east London? Mount Anvil's 30 years of experience developing in the capital has seen the following east London locations welcome new homes that are built with world-class design and lasting quality:
Going from strength to strength in the housing market, but still affordable, Whitechapel offers well-priced homes in a rapidly developing location. With improving transport connections, the area will be within two minutes of employment opportunities in the tech and creative hub at Shoreditch, as well as Canary Wharf’s financial district, once the Elizabeth line starts running from autumn 2018.
Just a mile from the City, Mount Anvil’s Whitechapel development, The Silk District, is surrounded by improved transport connections and regeneration, placing it in an energetic and vibrant location.
Set at the heart of a £3.7bn regeneration and benefiting from all the lifestyle perks that come with it, Royal Docks West is in a prime destination.
It's waterside location means residents can enjoy the best of both worlds - proximity to the capital’s business and educational hubs, and a desirable riverside lifestyle.
Sitting at the centre of east London's regeneration story, Mount Anvi's Three Waters development benefits from waterside living in three directions: soothed by surrounding River lea, Limehouse Cut and Bow Creek waterways.
Three Waters' architecture mirrors the area's industrial heritage and history of craft, while paying attention tot the waterfront views with a raised garden, roof terrace and private balconies.