Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52317, -0.04530

E1 4EG— Bethnal Green, Tower Hamlets

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

The family fortress

 

Top 13% LondonSchools 100%Safety 72/100Transport 61/100Low yield 3.30%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
72
Schools
90
Transport
61
Environment
70
Investment
46

The bottom line

E1 4EG offers exceptional schools (100% Good/Outstanding) and low crime at £690,000 median — a strong choice for Families.

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Location

E1 4EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+32.7% vs London avg
vs London income-20.5% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E1 4EG

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E1 4EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ben Jonson Primary School

Good · Inspected Feb 2024 · 7 min walk

KS2: 107.4

★★

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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 3 min walk

12 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 761m

Crime is +79% 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.

£690,000

Median sale price

Above London median by 33%

£690,000 is 33% above the London median (£520,000)

+166.7%

This year

Terraced

Dominant type

Price history

5-year change
+42.3%
Sales (24 months)7
New build0.0%
Avg terraced£1,090,000
Avg flat£470,000
Price per m²£7,484/m²
Price per ft²£695/ft²
Avg floor area94.7 m²

EPC breakdown

C
16%
D
26%
E
5%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 2%Terraced 56%Flat 42%

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£22,000
First-time buyerFTB
£22,000
Additional propertyBTL/2nd
£42,700

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

20.7×

Price-to-income

£3,452/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£236,750
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 BAnnual charge £1,202
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.5%

Total change

+1169%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.5%

per year

Acceleration

+110.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached1.8%
Terraced56.4%
Flat/maisonette41.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£108k+14.2%1.8
Post-dot-com plateau2001–2004£77k£138k+79.2%2.8
Pre-crash peak2005–2007£365k£341k-6.6%2
GFC & correction2008–2011£315k£383k+21.5%2
Help-to-Buy recovery2013–2016£550k£825k+50%1.8
Brexit uncertainty2017–2019£662k£850k+28.5%1.5
Pandemic surge2020–2021£788k£485k-38.4%2
Rate-rise correction2022–2023£770k£500k-35.1%1.5
Current market2024–2026£1.05m£1.20m+14.3%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

+1.5% alpha

Flat/maisonette+1.6% α
Local
5.6%
District
4%
Terraced+1.5% α
Local
8.3%
District
6.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
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
2.1 min walk
Limehouse

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
2 min walk
Mile End Underground StationCentral · Hammersmith & City
10 min walk
Bethnal Green Underground StationCentral
11 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
12 min walk
WhitechapelElizabeth line
14 min walk
No bus stops within 400m

62

Walkability score

394

Footpaths (500m)

21

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)259
Nearest car park207m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
682m
🅿️
Justines Place
731m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% 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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

21 min walk

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalMile End Hospital · 302 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1030

Parks (1km)

30

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

9

Convenience

Nearest supermarketChina Ark · 596 m
7 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)

121m

Post office

Nearby shops

Shop & Go117 m
Globe Food & Wine121 m
Tesco Express129 m
Sainsbury's Local143 m

Nearby cafes

Di Stefano121 m
Cafe au Lait132 m
Mouchak Sweet Centre190 m
Sweet Café191 m

Nearby restaurants

Afrikana105 m
Andy's Burgers107 m
Mr. Wong's Wok & Box108 m
Green Pepper109 m

Nearby pubs

The Half Moon89 m
The Horn of Plenty118 m
Drapers’ Bar & Kitchen171 m
The Bancroft Arms367 m

Nearby gyms

Mile End American Pool & Snooker Centre104 m
QMotion Sport & Fitness Centre154 m
Neon351 m
The Gym505 m

Nearby pharmacies

Region Choice Ltd641 m
Britannia Pharmacy646 m
Sinclairs Pharmacy716 m

Nearby health

Mile End Dental Practice104 m
Tower Hamlets Stop Tobacco Service177 m
XX Place Health Centre229 m
School Health240 m
Food hygiene (5-star)70% of 140

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

46

Investment score

Moderate

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

68.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,507m
Crossrail 2 route3,319m

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%
Price vs London+32.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
5
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)
14
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
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
ST PETER`S CHURCH, ST PETER`S CHURCH, CEPHAS STREET, E137 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 (£690,000)

£22,000

Standard buyer

£22,000

First-time buyer

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 4EG

Full postcodeE1 4EG
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.523166
Longitude-0.045300
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