Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52166, -0.05472

E1 4HQ— Bethnal Green, Tower Hamlets

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

The family fortress

 

Top 8% LondonSchools 100%Safety 79/100Transport 77/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Commuters, Young professionals

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Well-connected — strong transport access

Liveability
74
Safety
79
Schools
95
Transport
77
Environment
68
Investment
59

The bottom line

E1 4HQ offers exceptional schools (100% Good/Outstanding), low crime and good transport links — a strong choice for Families and Commuters.

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Location

E1 4HQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-3.3% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for E1 4HQ

🛡️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🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E1 4HQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

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

Swanlea School

Outstanding · Inspected Apr 2024 · 5 min walk

P8: +0.81A8: 56.0

100% of local schools rated Good or Outstanding · based on 43 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 7 min walk

16 primaries · 8 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.5 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-21% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences29%
Other20%
Drug offences6%
Burglary6%
Theft4%
Vehicle crime4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 700m

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E1 district median

£462,500

Based on 185 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,513/m²
Price per ft²£419/ft²
Avg floor area70.8 m²

EPC breakdown

B
1%
C
18%
D
24%
E
4%

Based on 47 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£177,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+540%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.1%

per year

Acceleration

-19.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 34 sales

Property Type Mix

Total: 34 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£120k+140%1.2
Post-dot-com plateau2001–2003£133k£163k+22.7%2.5
Pre-crash peak2005–2007£170k£225k+32.4%2.3
GFC & correction2008–2011£240k£228k-5.2%1.7
Help-to-Buy recovery2013–2016£272k£412k+51.6%3
Brexit uncertainty2019–2019£365k£365k+0%1
Rate-rise correction2022–2023£423k£411k-2.9%1.5
Current market2025–2025£320k£320k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
7.7%
District
5.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 89% of London
Bethnal Green Underground StationCentral line
7.2 min walk
Bethnal Green

Nearby stations

Bethnal Green Rail StationWeaver · Greater Anglia
5 min walk
Bethnal GreenNational Rail
5 min walk
WhitechapelElizabeth line
5 min walk
Whitechapel Rail StationWindrush
5 min walk
Whitechapel Underground StationHammersmith & City · District
5 min walk
No bus stops within 400m

69

Walkability score

278

Footpaths (500m)

25

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

35

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)401
Nearest car park228m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
KPM Parking
696m
🅿️
E1 Car Park· yes
698m

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: 1.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 31%
More green space than 75% 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

23 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 556 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

394

Parks (1km)

40

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

7

Convenience

Nearest supermarketChina Ark · 208 m
4 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

323m

Post office

Nearby shops

Star Grocers113 m
Cambridge Supermarket156 m
Alia Mini Market157 m
China Ark Supermarket201 m

Nearby cafes

Cafe Boulevard167 m
Coffee Republic331 m
Mousetail358 m
Chai Bites384 m

Nearby restaurants

Ruman Peri Peri112 m
Empire138 m
Bun & Sum144 m
Thai & Pie145 m

Nearby pubs

135 bar & lounge152 m
The White Hart191 m
The Blind Beggar235 m
Three Colts Tavern338 m

Nearby gyms

The Gym212 m
Strongher Space309 m
Pure Gym394 m
Whitechapel Sports Centre487 m

Nearby pharmacies

Region Choice Ltd165 m
Day Lewis Pharmacy668 m
Boots674 m
Fairdale Pharmacy763 m

Nearby health

Albion Health Centre257 m
Eastside Dental Practice284 m
Abbey Dental Whitechapel289 m
Tower Hamlets Stop Tobacco Service514 m
Food hygiene (5-star)50% of 243

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

59

Investment score

Good

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
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

64.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,044m
Crossrail 2 route3,059m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,022 nationally

1,464

Est. population

22,560/km²

48%

Employed

31%

Degree educated

£40,600

Median income

12.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

24%
34%
22%
Under 1824%
18–3434%
35–4922%
50–6413%
65+8%

Tenure

27%
57%
Own outright6%
Own (mortgage)10%
Private rent27%
Social rent57%
Shared ownership0%
Rent free1%

Ethnicity

65%
White British11%
White Other11%
Asian65%
Black5%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine23%
No car household67%
Unemployed8%
No qualifications27%

Housing tenure (Census 2021)

Social rent57%
Private rent27%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
78
Live planning apps (800m)
2
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
City Fringe/Tech City
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
170
Largest scheme
149 homes · 191 - 205, 191 - 205, Cambridge Heath Road, 58 - 64 Three Colts Lane, E2 6JR
Pipeline pressure
NONE

Named schemes (500m)

191 - 205, 191 - 205, Cambridge Heath Road, 58 - 64 Three Colts Lane, E2 6JR149 homes
completed
Fulneck, 150, Fulneck, 150, Mile End Road, E1 4UW78 homes
completed
3-13, 3-13, CLEVELAND WAY, E169 homes
completed
Land part of 31, Land part of 31, Three Colts Lane, Violet Street, E267 homes
completed
9-25, 9-25, MILE END ROAD, E165 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 4HQ

Full postcodeE1 4HQ
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.521659
Longitude-0.054720
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