Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52317, -0.05011

E1 4AY— Bethnal Green, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 63/100Yield 4.93%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
74
Schools
90
Transport
63
Environment
68
Investment
71

The bottom line

E1 4AY offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

E1 4AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E1 4AY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E1 4AY 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 · 2 min walk

KS2: 106.5

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 5 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 4 min walk

10 primaries · 4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 567m

Crime is +62% above London average

Property

Prices, sales volume and market trends

Avg floor area111.1 m²

EPC breakdown

C
4%
D
5%

Based on 9 properties · Confidence: low

Street mix

Terraced 100%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£277,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2009 · CAGR

+10.1%

Total change

+78%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

-25.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£250k£250k+0%1
Pre-crash peak2005–2005£368k£368k+0%3
GFC & correction2009–2009£445k£445k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stepney Green Underground StationHammersmith & City line
3.3 min walk
Bethnal Green

Nearby stations

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

65

Walkability score

233

Footpaths (500m)

23

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria39 min ↑
Waterloo32 min ↓
Canary Wharf27 min ↓
City ★19 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 park91m
Santander docks (800m)23
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 1.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.2 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

26 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

7

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 392 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

736

Parks (1km)

44

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

9

Convenience

Nearest supermarketChina Ark · 359 m
6 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

232m

Post office

Nearby shops

Globe Corner220 m
Tad's Coffee Offie228 m
Globe Food & Wine239 m
Two Brothers Mini Market241 m

Nearby cafes

Chai Bites240 m
Grand Chai244 m
Sweet Café257 m
Mr. G's Cafe273 m

Nearby restaurants

Rose Peri Peri238 m
Tian Tian239 m
Grand Rasoi246 m
Food Coma254 m

Nearby pubs

The Horn of Plenty229 m
The Half Moon343 m
135 bar & lounge358 m
Three Colts Tavern385 m

Nearby gyms

The Gym257 m
Neon367 m
Mile End American Pool & Snooker Centre373 m
Pure Gym422 m

Nearby pharmacies

Region Choice Ltd307 m
Britannia Pharmacy579 m
Boots780 m
Borno976 m

Nearby health

Tower Hamlets Stop Tobacco Service217 m
Mile End Dental Practice366 m
The London Independent Hospital392 m
XX Place Health Centre532 m
Food hygiene (5-star)58% of 202

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

71

Investment score

Strong

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

44.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,346m
Crossrail 2 route3,115m

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

Inner cityVery 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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
67
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)
117
Largest scheme
149 homes · 191 - 205, 191 - 205, Cambridge Heath Road, 58 - 64 Three Colts Lane, E2 6JR
Pipeline pressure
NONE

Named schemes (500m)

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
38-58, 38-58, GLOBE ROAD, E139 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 4AY

Full postcodeE1 4AY
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.523174
Longitude-0.050114
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