Wapping is a district in the East London borough of Tower Hamlets. It is positioned on the River Thames between the areas of Tower Hill, Whitechapel and Shadwell. Wapping is unique insofar as it has its own postcode, E1W.
The average price for property in Wapping in 2021 was £689,877, which is notably higher than the overall average of £585,534 across the borough of Tower Hamlets. Wapping is also significantly more expensive than Bromley By Bow in the eastern part of the borough, which recorded an average price of £353,861 during the same period. Conversely, Wapping is much more affordable than Spitalfields, which boasted an average price of £1,110,585.
Most of the properties sold in Wapping throughout 2021 were flats and reached an average price of £666,585. The area's terraced properties reached £909,162 on average, and Wapping's semi-detached properties averaged slightly lower at £900,000.
Overall, property prices in Wapping have increased by 4% from 2020, however they are 13% lower than their peak in 2017 of £796,538.
What is living in Wapping like?
Covering the area between the River Thames' north bank and the ancient Roman thoroughfare known as the Highway, the character of Wapping has been shaped by its beautiful riverside location and maritime history.
Wapping is popular among commuters who work in the City of London or Central London, in part due to its relatively central location and also because it benefits from a variety of excellent transport connections. For example, Wapping station is located on the London Overground East London line in Zone 2. Several bus routes run through the area, which benefits from connectivity to the National Road Network via the A1203. Residents also have easy access to Shadwell station, which is positioned on the DLR and offers frequent, highly reliable services.
Wapping also benefits from its proximity to the Thames Path, which is popular with both walkers and cyclists. The Thames Path runs from the Thames Barrier all the way to the source of the River Thames, which is near Kemble in the county of Gloucestershire. Other notable outdoor spaces include the King Edward VII Memorial Park, which boasts a riverside promenade and a series of beautiful flower gardens. Plus we can't overlook St Katharine's Docks, which attracts millions of visitors every year with its stunning marina views and local food markets.
Despite its relatively compact footprint there are an array of restaurants, pubs and cafés in the area specialising in everything from fine dining to flavourful street food. Wilton's Music Hall is the oldest in London and hosts everything from vintage markets to comedy shows. The Southbank is just a short walk away, and offers even more dining and entertainment opportunities.
Living in Wapping pros and cons
Pro: Wapping benefits from a distinctive character
Wapping is home to numerous riverfront public houses, including the Prospect of Whitby which is said to sit on a site that has been home to a tavern since 1520. There are several sets of 'watermen's stairs' including Wapping Old Stairs, providing access to the nearshore of the River Thames. As such this area has become a popular mud larking site and attracts amateur archaeologists from near and far.
Con: Wapping is within the ULEZ zone
This is an immediate disadvantage for drivers of vehicles that don't meet the emissions standards set out by the scheme, however it does mean that air quality in the area has improved in recent years. Between early January 2022 and early February 2022 for example, air quality in Wapping met World Health Organisation (WHO) recommendations on more than half the days.
There is some good news for drivers however, as Wapping is located outside of the Congestion Zone.
Is Wapping a safe place to live?
The area of St Katharine's and Wapping saw 1,825 crimes reported between January 2020 and December 2021. This is significantly lower than in the neighbouring areas of Whitechapel, which recorded 4,770 crimes, and Shadwell, where 2,681 incidents were reported.
Theft was the most common form of crime in St Katharine's and Wapping during this time, accounting for 549 reports. The area also saw 402 violent crimes, 263 reports of burglary and 165 vehicle offences.
Between November 2020 and February 2021, crime in the area was relatively low, falling to 58 reports in November 2020 from 113 reports seen the previous month. Throughout 2021, crime was relatively consistent, despite peaking in June 2021 and November 2021 when there were 101 and 104 cases recorded. Between November 2021 and December 2021, crime fell quite sharply and there were fewer than 8 crimes reported in the final month of the year.
Metropolitan Police statistics for November 2021 illustrate that there were eight crimes per 1,000 residents in the St Katharine's and Wapping area, placing it on par with the rate across London and below the 10 crimes per 1,000 residents recorded across the borough of Tower Hamlets.
Which celebrities live in Wapping?
Numerous notable people throughout history have been born in Wapping, such as John Newton, who was a clergyman known for writing several hymns including 'Amazing Grace', and author W.W. Jacobs, who is arguably best known for his short horror story entitled 'The Monkey's Paw.'
Wapping also has strong artistic connections. American painter James McNeill Whistler lived in the area in the late 1850s and early 1860s during which time he painted 'Wapping', which forms part of his spectacular 'Thames views' series.
In more recent years singer and actress Cher lived in Wapping in the 1990s, and in 2012 TV presenter Graham Norton lived in the area.
Things to consider when moving to Wapping
Interestingly, despite its prime location in East London, Wapping has been somewhat overlooked as an excellent place to live. This could be put down to the fact that it benefitted from some of the earliest regeneration schemes in the 1980s, when many warehouse buildings were converted into loft apartments. So now many other nearby areas have received investment in more recent years those newer developments are catching the eyes of prospective renters and buyers. But for those who haven't had their attention grabbed by contemporary high rise buildings, and yet are keen to move to an area with more visible history, Wapping could be the ideal choice.
With an array of apartments on offer it is perhaps no surprise that the area is a big draw for young professionals. There are however also some terraced and semi-detached properties in the area which have retained some of their original Victorian character. The area isn't completely immune to new developments either, with the likes of St George creating more than 1,500 new homes across 10 apartment blocks with up to 26 storeys.
In terms of property prices, they are somewhat below their peak, which indicates it could be an ideal time to buy in the area. In 2019 rental prices in Tower Hamlets averaged £1,647 per month, making the area affordable for households with an income exceeding £49,410.
Families with school-age children are often pleasantly surprised to learn that there are around 50 schools within a mile radius of Wapping, including several that have been rated as 'Outstanding' by Ofsted. These include St Peter's London Docks CofE Primary School and Bishop Challoner Girls' School.