Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52221, -0.04533

E1 4AA— Bethnal Green, Tower Hamlets

Location and area intelligence for E1 4AA, Bethnal Green, Tower Hamlets

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 66/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
72
Schools
90
Transport
66
Environment
70
Investment
60

The bottom line

E1 4AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Young professionals who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E1 4AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E1 4AA

🛡️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

“High-connectivity investment target”

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How E1 4AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ben Jonson Primary School

Good · Inspected Feb 2024 · 6 min walk

KS2: 107.4

—

Secondary

Mulberry Stepney Green Mathematics and Computing College

Not yet inspected · 6 min walk

P8: +0.14A8: 51.1

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 2 min walk

11 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

116.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other40%
Violence & sexual offences21%
Theft10%
Anti-social behaviour8%
Burglary7%
Robbery6%
Vehicle crime5%
Drug offences3%

Road safety

85

Road safety score

11

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 837m

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,915/m²
Price per ft²£457/ft²
Avg floor area65.2 m²

EPC breakdown

B
1%
C
12%
D
19%
E
5%
F
2%

Based on 39 properties · Confidence: high

Street mix

Terraced 10%Flat 77%Other 13%

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£163,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,202
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.1%

Total change

+323%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.7%

per year

Acceleration

-52.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 26 sales

Property Type Mix

Total: 26 sales

Terraced11.5%
Flat/maisonette88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£75k£100k+33.3%2.5
Post-dot-com plateau2001–2004£73k£193k+164.4%1.5
Pre-crash peak2005–2006£130k£224k+71.9%1
GFC & correction2008–2012£310k£130k-58.1%1
Help-to-Buy recovery2013–2015£178k£310k+74.6%2.3
Brexit uncertainty2017–2018£250k£355k+42%1.5
Current market2026–2026£317k£317k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
5.5%
District
8.2%

CAGR over 17yr 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
Seasonal Timing16
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Stepney Green Underground StationDistrict line
1.2 min walk
Limehouse

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
1 min walk
Mile End Underground StationCentral · Hammersmith & City
11 min walk
Bethnal Green Underground StationCentral
11 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
13 min walk
WhitechapelElizabeth line
13 min walk
No bus stops within 400m

63

Walkability score

417

Footpaths (500m)

21

Santander docks (800m)

0.1 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)286
Nearest car park309m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
724m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 22%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.4 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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

20 min walk

0

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 253 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1064

Parks (1km)

32

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

10

Convenience

Nearest supermarketChina Ark · 545 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,272 licensed premises in borough559 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

119m

Post office

Nearby shops

Tesco Express49 m
Dhara News66 m
Shop & Go73 m
Cost u Less78 m

Nearby cafes

Di Stefano35 m
Cafe au Lait74 m
Mouchak Sweet Centre85 m
Sweet Café128 m

Nearby restaurants

German Doner Kebab25 m
Afrikana35 m
Flavaz38 m
Andy's Burgers42 m

Nearby pubs

The Half Moon17 m
The Horn of Plenty124 m
Drapers’ Bar & Kitchen205 m
The Bancroft Arms371 m

Nearby gyms

Mile End American Pool & Snooker Centre27 m
QMotion Sport & Fitness Centre191 m
Neon448 m
The Gym466 m

Nearby pharmacies

Sinclairs Pharmacy630 m
Region Choice Ltd647 m
Britannia Pharmacy742 m

Nearby health

Mile End Dental Practice19 m
Tower Hamlets Stop Tobacco Service142 m
The London Independent Hospital253 m
School Health301 m
Food hygiene (5-star)60% of 151

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 score23/100
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

57.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route4,413m
Crossrail 2 route3,400m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,488 nationally

4,279

Est. population

13,830/km²

33%

Employed

29%

Degree educated

£33,400

Median income

3.9%

Claimant rate

Urban coreHigh densityMixed

32

Community stability

Age profile

40%
34%
Under 1840%
18–3434%
35–4912%
50–648%
65+5%

Tenure

33%
48%
Own outright7%
Own (mortgage)12%
Private rent33%
Social rent48%
Shared ownership1%
Rent free1%

Ethnicity

19%
15%
49%
White British19%
White Other15%
Asian49%
Black7%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional14%
Routine / semi-routine11%
No car household62%
Unemployed10%
No qualifications14%

Housing tenure (Census 2021)

Social rent48%
Private rent33%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
56
Live planning apps (800m)
5
Development activity
medium
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)
15
Largest scheme
702 homes · Sites E & F, Bound by Shandy Street, White Horse Lane, Sites E & F, Bound by Shandy Street, White Horse Lane, Duckett Street, Ben Jonson Road, Harford Street, E1 4SE
Pipeline pressure
NONE

Named schemes (500m)

196-206, 196-206, MILE END ROAD, E157 homes
completed
196-206, 196-206, MILE END ROAD, E140 homes
completed
38-58, 38-58, GLOBE ROAD, E139 homes
completed
LAND REAR OF MILE END ROAD BATHS &, 11-19, LAND REAR OF MILE END ROAD BATHS &, 11-19, GLOBE ROAD, STAYNERS ROAD (BOUNDED BY), E226 homes
completed
FOMER EAST LONDON SYNAGOGUE & INSTITUTE, FOMER EAST LONDON SYNAGOGUE & INSTITUTE, RECTORY SQUARE, E125 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 4AA

Full postcodeE1 4AA
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.522213
Longitude-0.045326
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