Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52475, -0.04412

E1 4BU— Bethnal Green, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 58/100Yield 4.93%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
72
Schools
95
Transport
58
Environment
82
Investment
73

The bottom line

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

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Location

E1 4BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E1 4BU

🛡️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

“High-connectivity investment target”

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How E1 4BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Solebay Primary - A Paradigm Academy

Outstanding · Inspected May 2023 · 6 min walk

KS2: 108.9

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 4 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 6 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 723m

Crime is +79% above London average

Property

Prices, sales volume and market trends

Avg floor area110.2 m²

EPC breakdown

C
15%
D
13%

Based on 28 properties · Confidence: medium

Street mix

Terraced 84%Flat 16%

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£275,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2024 · CAGR

+10.4%

Total change

+1479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.7%

per year

Acceleration

+93.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 30 sales

Property Type Mix

Total: 30 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£212k+242.5%3.3
Post-dot-com plateau2002–2004£275k£302k+9.8%2
Pre-crash peak2005–2007£364k£435k+19.7%1.3
GFC & correction2010–2011£420k£198k-53%1
Help-to-Buy recovery2013–2013£556k£556k+0%2
Brexit uncertainty2017–2017£564k£564k+0%2
Pandemic surge2021–2021£795k£795k+0%2
Rate-rise correction2022–2022£585k£585k+0%1
Current market2024–2024£975k£975k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.3% alpha

Terraced+2.3% α
Local
13.8%
District
11.5%

CAGR over 17yr 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
Seasonal Timing12
Trend Position10

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
4.4 min walk
Limehouse

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
5 min walk
Mile End Underground StationCentral · Hammersmith & City
9 min walk
Bethnal Green Underground StationCentral
10 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
13 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

55

Walkability score

431

Footpaths (500m)

18

Santander docks (800m)

0.2 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)

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Parking & EV

Car parks, spaces and charging points

36

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)223
Nearest car park78m
Santander docks (800m)18
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Justines Place
542m
🅿️
Lawton Road Car Park· yes
566m

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: 2.2 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 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

22 min walk

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalMile End Hospital · 140 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

1026

Parks (1km)

31

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

7

Convenience

Nearest supermarketChina Ark · 765 m
4 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)

201m

Post office

Nearby shops

Shop & Go270 m
Globe Food & Wine301 m
Village Shop316 m
Tesco Express323 m

Nearby cafes

Queens Cafe & Sandwich Bar78 m
Cafe Grad225 m
Di Stefano314 m
Starbucks320 m

Nearby restaurants

Green Pepper275 m
Mr. Wong's Wok & Box276 m
Andy's Burgers278 m
Afrikana280 m

Nearby pubs

Drapers’ Bar & Kitchen193 m
The Half Moon278 m
The Horn of Plenty292 m
The Bancroft Arms358 m

Nearby gyms

QMotion Sport & Fitness Centre186 m
Neon271 m
Mile End American Pool & Snooker Centre283 m
Mile End Climbing Wall447 m

Nearby pharmacies

Britannia Pharmacy547 m
Region Choice Ltd745 m
Sinclairs Pharmacy836 m

Nearby health

XX Place Health Centre103 m
Family Nurse Partnership & Health Visiting130 m
Mile End Hospital140 m
School Health157 m
Food hygiene (5-star)68% of 124

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

73

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 score23/100
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

50.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,700m
Crossrail 2 route3,239m

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

Inner cityHigh 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
No
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
4
Development activity
medium
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)
16
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)

FORMER GOODS YARD, FORMER GOODS YARD, WARLEY STREET, E2316 homes
completed
Suttons Wharf South, Suttons Wharf South, Palmers Road, Meath Gardens, E2169 homes
completed
Palmers Road, E283 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

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 4BU

Full postcodeE1 4BU
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.524747
Longitude-0.044122
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