Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52208, -0.05154

E1 4BB— Bethnal Green, Tower Hamlets

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 44/100Transport 79/100Yield 6.16%

Best for: Commuters, Investors, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
69
Safety
44
Schools
90
Transport
79
Environment
69
Investment
81

The bottom line

E1 4BB offers exceptional schools (100% Good/Outstanding) and good transport links at £370,000 median — a strong choice for Commuters and Investors.

Less suited to Families.

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Location

E1 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-28.8% vs London avg
vs London income-3.3% vs London avg
vs London crime+353.0% vs London avg

Deep-dive guides for E1 4BB

🛡️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📈 Up & Coming⚠️ High crime

“The hidden gem”

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How E1 4BB 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 · 1 min walk

KS2: 106.5

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 7 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 38 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

294.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+205% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other43%
Violence & sexual offences16%
Anti-social behaviour11%
Theft11%
Drug offences7%
Vehicle crime5%
Burglary5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 656m

Crime is +353% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£370,000

Median sale price

Bottom 25% — 29% below London median

£370,000 is 29% below the London median (£520,000)

+71.2%

This year

Flat

Dominant type

Price history

5-year change
+33.3%
Sales (24 months)7
New build0.0%
Avg terraced£375,000
Avg flat£303,500
Price per m²£9,610/m²
Price per ft²£893/ft²
Avg floor area42 m²

EPC breakdown

B
1%
C
11%
D
28%
E
29%
F
4%

Based on 73 properties · Confidence: high

Street mix

Semi 4%Terraced 29%Flat 67%

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£6,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,100

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

9.1×

Price-to-income

£1,851/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£105,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

+64.7%

per year

Acceleration

+52.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 124 sales

Property Type Mix

Total: 124 sales

Semi-detached4%
Terraced30.6%
Flat/maisonette65.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£114k+89.6%5.2
Post-dot-com plateau2001–2004£91k£114k+25.3%9.8
Pre-crash peak2005–2007£169k£185k+9.8%8.3
GFC & correction2008–2011£305k£125k-59%2.2
Help-to-Buy recovery2013–2016£318k£255k-19.7%2.5
Brexit uncertainty2017–2019£292k£328k+12.2%2
Pandemic surge2020–2020£375k£375k+0%2
Rate-rise correction2022–2022£270k£270k+0%2
Current market2025–2026£304k£500k+64.7%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Weakest performer

Flat/maisonette

+0.9% alpha

Terraced+1% α
Local
6.1%
District
5.1%
Flat/maisonette+0.9% α
Local
5.7%
District
4.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Stepney Green Underground StationHammersmith & City line
3.9 min walk
Bethnal Green

Nearby stations

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

66

Walkability score

255

Footpaths (500m)

24

Santander docks (800m)

0.1 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)386
Nearest car park117m
Santander docks (800m)24
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: 1.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 19%
More green space than 79% 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

THE WAPPING GROUP PRACTICE

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

24 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 375 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

635

Parks (1km)

40

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

9

Convenience

No pubs within 400m — nearest: 135 bar & lounge (277 m)

Nearest supermarketChina Ark · 207 m
4 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

332m

Post office

Nearby shops

CITY SUPERMARKET161 m
Alia Mini Market172 m
Star Grocers173 m
All in one197 m

Nearby cafes

Cafe Boulevard160 m
Chai Bites194 m
Grand Chai245 m
Mr. G's Cafe307 m

Nearby restaurants

Ruman Peri Peri168 m
Thai & Pie180 m
Biryani House186 m
Dhaka Biryani194 m

Nearby pubs

135 bar & lounge277 m
The Horn of Plenty333 m
Three Colts Tavern381 m
The White Hart385 m

Nearby gyms

The Gym109 m
Pure Gym431 m
Strongher Space453 m
Mile End American Pool & Snooker Centre458 m

Nearby pharmacies

Region Choice Ltd238 m
Britannia Pharmacy713 m
Boots775 m
DMB Chemist956 m

Nearby health

Tower Hamlets Stop Tobacco Service290 m
The London Independent Hospital375 m
Mile End Dental Practice451 m
Albion Health Centre460 m
Food hygiene (5-star)55% of 225

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

81

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
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months6

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

60.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,192m
Crossrail 2 route3,153m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,919 nationally

1,978

Est. population

14,466/km²

65%

Employed

61%

Degree educated

£40,600

Median income

5.5%

Claimant rate

Urban coreHigh densityYoung professionals

21

Community stability

Age profile

15%
51%
19%
Under 1815%
18–3451%
35–4919%
50–6411%
65+4%

Tenure

14%
66%
Own outright11%
Own (mortgage)14%
Private rent66%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

24%
20%
40%
White British24%
White Other20%
Asian40%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine12%
No car household75%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Private rent66%
Social rent9%

vs. London

Income vs London-3.3%
Price vs London-28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
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)
168
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
9-25, 9-25, MILE END ROAD, E165 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 (£370,000)

£6,000

Standard buyer

£0

First-time buyer

Save £6,000

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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 4BB

Full postcodeE1 4BB
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.522083
Longitude-0.051545
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