Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52218, -0.04847

E1 4AP— Bethnal Green, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 66/100Yield 4.98%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
71
Safety
74
Schools
90
Transport
66
Environment
70
Investment
60

The bottom line

E1 4AP offers exceptional schools (100% Good/Outstanding) and low crime at £457,500 median — a strong choice for Families and Young professionals.

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Location

E1 4AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-12.0% vs London avg
vs London income-12.6% vs London avg
vs London crime+62.0% vs London avg

Deep-dive guides for E1 4AP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How E1 4AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Scurr Primary School

Good · Inspected Mar 2023 · 3 min walk

KS2: 106.5

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 6 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 2 min walk

14 primaries · 5 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

105.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+9% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour19%
Theft11%
Drug offences5%
Robbery5%
Burglary4%
Vehicle crime3%

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 716m

Crime is +62% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£457,500

Median sale price

12% below London median

£457,500 is 12% below the London median (£520,000)

-1.3%

This year

Flat

Dominant type

Price history

5-year change
-0.3%
Sales (24 months)6
New build0.0%
Avg flat£457,500
Price per m²£8,884/m²
Price per ft²£825/ft²
Avg floor area53 m²

EPC breakdown

B
1%
C
16%
D
7%

Based on 24 properties · Confidence: medium

Street mix

Terraced 2%Flat 98%

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

Stamp duty

Standard buyer£10,375
First-time buyerFTB
£1,625
Additional propertyBTL/2nd
£24,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.5×

Price-to-income

£2,289/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£132,500
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 CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.4%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-12.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Terraced1.8%
Flat/maisonette98.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£83k£155k+87.3%1.7
Post-dot-com plateau2001–2004£150k£185k+23.3%3.7
GFC & correction2009–2012£280k£314k+12.1%4.5
Help-to-Buy recovery2013–2015£303k£475k+56.8%2.5
Brexit uncertainty2018–2019£393k£398k+1.5%2.5
Pandemic surge2020–2021£463k£459k-0.9%2
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2025£476k£445k-6.5%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
6.4%
District
4.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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 StationHammersmith & City line
1.4 min walk
Bethnal Green

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
2 min walk
Bethnal Green Underground StationCentral
9 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
10 min walk
Bethnal GreenNational Rail
10 min walk
WhitechapelElizabeth line
10 min walk
No bus stops within 400m

66

Walkability score

281

Footpaths (500m)

23

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

30

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)322
Nearest car park127m
Santander docks (800m)23
Nearest cycle dock0.1 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 55%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.3 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

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

25 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 240 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

802

Parks (1km)

38

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

11

Convenience

Nearest supermarketChina Ark · 351 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

125m

Post office

Nearby shops

Two Brothers Mini Market103 m
Rahims107 m
Sainsbury's Local125 m
Globe Food & Wine126 m

Nearby cafes

Grand Chai97 m
Sweet Café104 m
Mr. G's Cafe114 m
Chai Bites133 m

Nearby restaurants

Grand Rasoi97 m
Rama Thai99 m
Food Coma99 m
KHF101 m

Nearby pubs

The Horn of Plenty129 m
The Half Moon218 m
Drapers’ Bar & Kitchen407 m
135 bar & lounge480 m

Nearby gyms

Mile End American Pool & Snooker Centre245 m
The Gym259 m
QMotion Sport & Fitness Centre391 m
Neon433 m

Nearby pharmacies

Region Choice Ltd434 m
Britannia Pharmacy692 m
Sinclairs Pharmacy781 m

Nearby health

Tower Hamlets Stop Tobacco Service76 m
Mile End Dental Practice237 m
The London Independent Hospital240 m
XX Place Health Centre472 m
Food hygiene (5-star)57% of 190

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

E

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

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

56.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,304m
Crossrail 2 route3,272m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,709 nationally

1,426

Est. population

26,420/km²

57%

Employed

48%

Degree educated

£36,700

Median income

11.3%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

24%
37%
19%
Under 1824%
18–3437%
35–4919%
50–6413%
65+8%

Tenure

26%
57%
Own outright6%
Own (mortgage)11%
Private rent26%
Social rent57%
Shared ownership0%

Ethnicity

27%
47%
White British27%
White Other9%
Asian47%
Black11%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household63%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent57%
Private rent26%

vs. London

Income vs London-12.6%
Price vs London-12.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
62
Live planning apps (800m)
4
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)
55
Largest scheme
134 homes · STIFFORD ESTATE, SITE BOUNDED BY, STIFFORD ESTATE, SITE BOUNDED BY, JAMAICA STREET, REDMANS ROAD, STEPNEY WAY, E1 3JR
Pipeline pressure
NONE

Named schemes (500m)

STIFFORD ESTATE, SITE BOUNDED BY, STIFFORD ESTATE, SITE BOUNDED BY, JAMAICA STREET, REDMANS ROAD, STEPNEY WAY, E1 3JR134 homes
completed
Fulneck, 150, Fulneck, 150, Mile End Road, E1 4UW78 homes
completed
3-13, 3-13, CLEVELAND WAY, E169 homes
completed
196-206, 196-206, MILE END ROAD, E157 homes
completed
196-206, 196-206, MILE END ROAD, E140 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£457,500)

£10,375

Standard buyer

£1,625

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E1 4AP

Full postcodeE1 4AP
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.522176
Longitude-0.048470
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