Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52520, -0.04955

E1 4LB— Bethnal Green, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 57/100Yield 4.93%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
90
Transport
57
Environment
70
Investment
73

The bottom line

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

The catch: high noise levels nearby.

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Location

E1 4LB

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-12.6% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E1 4LB

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E1 4LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bangabandhu Primary School

Good · Inspected Jul 2023 · 2 min walk

KS2: 110.0

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 2 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 6 min walk

13 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour27%
Other20%
Burglary6%
Vehicle crime5%
Theft4%
Drug offences4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 394m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area61.6 m²

EPC breakdown

B
13%
C
20%
D
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 20%Flat 60%Other 20%

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£154,000
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, insulated (assumed)
Roof(another dwelling above)
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

2001–2007 · CAGR

+26%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

+300.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 3 sales

Property Type Mix

Total: 3 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£63k£63k+0%2
Pre-crash peak2007–2007£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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 StationHammersmith & City line
5.1 min walk
Bethnal Green

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
5 min walk
Bethnal Green Underground StationCentral
6 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
9 min walk
Bethnal GreenNational Rail
9 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
12 min walk
No bus stops within 400m

56

Walkability score

188

Footpaths (500m)

21

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

41

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)259
Nearest car park85m
Santander docks (800m)21
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Justines Place
675m
🅿️
St James the Less Church Car Park· yes
723m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

29 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

8

Care homes (1km)

Nearest hospitalMile End Hospital · 513 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

750

Parks (1km)

39

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

16

Sports (1km)

6

Convenience

Nearest supermarketChina Ark · 580 m
5 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

335m

Post office

Nearby shops

Tad's Coffee Offie8 m
Globe Corner18 m
Lala Bazar157 m
Co-op Food307 m

Nearby cafes

Quarantacinque339 m
Queens Cafe & Sandwich Bar342 m
Sazzy and Fran Cafe353 m
Mandala Café356 m

Nearby restaurants

Five Bros Burgers & Wings165 m
Suey Hong341 m
The Full Monty348 m
Perfect Fried Chicken357 m

Nearby pubs

The Horn of Plenty328 m
Bon appetit sandwich bar371 m
Three Colts Tavern390 m
The Florist Arms396 m

Nearby gyms

Neon172 m
Pure Gym397 m
Mile End American Pool & Snooker Centre457 m
The Gym480 m

Nearby pharmacies

Britannia Pharmacy352 m
Region Choice Ltd415 m
Boots726 m
Borno802 m

Nearby health

Puresmile355 m
Tower Hamlets Stop Tobacco Service362 m
Mile End Dental Practice453 m
XX Place Health Centre481 m
Food hygiene (5-star)61% of 212

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

43.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route4,562m
Crossrail 2 route2,958m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,277 nationally

2,452

Est. population

21,999/km²

55%

Employed

36%

Degree educated

£36,700

Median income

9.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

26%
34%
22%
Under 1826%
18–3434%
35–4922%
50–6412%
65+6%

Tenure

33%
47%
Own outright6%
Own (mortgage)13%
Private rent33%
Social rent48%
Shared ownership0%
Rent free1%

Ethnicity

15%
61%
White British15%
White Other10%
Asian61%
Black8%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household63%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent47%
Private rent33%

vs. London

Income vs London-12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
100
Live planning apps (800m)
4
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)
117
Largest scheme
316 homes · FORMER GOODS YARD, FORMER GOODS YARD, WARLEY STREET, E2
Pipeline pressure
NONE

Named schemes (500m)

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
VACANT SITE, CORNER OF, VACANT SITE, CORNER OF, CEPHAS AVENUE, MILE END ROAD, E234 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 4LB

Full postcodeE1 4LB
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.525197
Longitude-0.049552
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