Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52601, -0.04649

E1 4BS— Bethnal Green, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 57/100Yield 4.93%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
78
Schools
90
Transport
57
Environment
82
Investment
70

The bottom line

E1 4BS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

E1 4BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.4% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E1 4BS

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E1 4BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bonner Primary School

Good · Inspected Oct 2019 · 6 min walk

KS2: 104.9

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 1 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 7 min walk

13 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.4 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

-17% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences24%
Other17%
Drug offences14%
Vehicle crime10%
Burglary5%
Robbery4%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 513m

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area86.7 m²

EPC breakdown

B
4%
C
2%
D
7%
E
5%

Based on 18 properties · Confidence: medium

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£216,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

2005–2023 · CAGR

+7.8%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

+6.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£247k£397k+61%2.7
GFC & correction2009–2009£384k£384k+0%1
Help-to-Buy recovery2013–2015£525k£760k+44.8%1
Pandemic surge2020–2021£770k£780k+1.3%1
Rate-rise correction2022–2023£840k£960k+14.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+13.2% alpha

Terraced+13.2% α
Local
26.9%
District
13.7%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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 StationDistrict line
5.5 min walk
Cambridge Heath (London)

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
6 min walk
Bethnal Green Underground StationCentral
8 min walk
Mile End Underground StationCentral · Hammersmith & City
11 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
12 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

52

Walkability score

201

Footpaths (500m)

18

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

40

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)223
Nearest car park121m
Santander docks (800m)18
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Justines Place
471m
🅿️
St James the Less Church Car Park· yes
633m
🅿️
Lawton Road Car Park· yes
735m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

24 min walk

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalMile End Hospital · 318 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

881

Parks (1km)

32

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

16

Sports (1km)

6

Convenience

Nearest supermarketChina Ark · 760 m
8 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)

338m

Post office

Nearby shops

Globe Corner223 m
Tad's Coffee Offie225 m
Lala Bazar288 m
Mr Bull's Butchers322 m

Nearby cafes

Queens Cafe & Sandwich Bar147 m
Dunk & Sip333 m
Recharge340 m
Mandala Café410 m

Nearby restaurants

Five Bros Burgers & Wings292 m
Greggs293 m
Bagel Chef322 m
Greedy Fish & Chips349 m

Nearby pubs

Bon appetit sandwich bar326 m
The Horn of Plenty362 m
Angel & Crown379 m
Drapers’ Bar & Kitchen402 m

Nearby gyms

Neon66 m
QMotion Sport & Fitness Centre391 m
Mile End American Pool & Snooker Centre431 m
Mile End Climbing Wall507 m

Nearby pharmacies

Britannia Pharmacy334 m
Region Choice Ltd643 m
Sinclairs Pharmacy1.0 km

Nearby health

Family Nurse Partnership & Health Visiting286 m
XX Place Health Centre314 m
Mile End Hospital318 m
School Health371 m
Food hygiene (5-star)66% of 139

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

70

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 owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,744m
Crossrail 2 route3,025m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,959 nationally

1,381

Est. population

26,569/km²

52%

Employed

34%

Degree educated

£37,200

Median income

9.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

26%
31%
20%
14%
Under 1826%
18–3431%
35–4920%
50–6414%
65+10%

Tenure

24%
61%
Own outright4%
Own (mortgage)11%
Private rent24%
Social rent61%
Shared ownership0%
Rent free0%

Ethnicity

32%
43%
White British33%
White Other9%
Asian43%
Black8%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine21%
No car household56%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent61%
Private rent24%

vs. London

Income vs London-11.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
60
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)
23
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

FORMER GOODS YARD, FORMER GOODS YARD, WARLEY STREET, E2316 homes
completed
LAND FRONTING, LAND FRONTING, BONNER STREET, STAINSBURY ST, HUNSLETT ST & HARTLEY ST., E259 homes
completed
38-58, 38-58, GLOBE ROAD, E139 homes
completed
ST PETER`S CHURCH, ST PETER`S CHURCH, CEPHAS STREET, E137 homes
completed
DIGBY STREET DEPOT, DIGBY STREET DEPOT, DIGBY STREET, E230 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 4BS

Full postcodeE1 4BS
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.526010
Longitude-0.046490
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