St Dunstan's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52071, -0.04298

E1 4LX— St Dunstan's, Tower Hamlets

Location and area intelligence for E1 4LX, St Dunstan's, Tower Hamlets

The family fortress

 

Top 13% LondonSchools 100%Safety 86/100Transport 64/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
72
Safety
86
Schools
90
Transport
64
Environment
83
Investment
60

The bottom line

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

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Location

E1 4LX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-20.5% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for E1 4LX

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

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“The family fortress”

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How E1 4LX 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 · 4 min walk

KS2: 107.4

—

Secondary

Mulberry Stepney Green Mathematics and Computing College

Not yet inspected · 3 min walk

P8: +0.14A8: 51.1

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.0 incidents per 1,000 residents

Better than 76% of London
→ Stable

-65% vs borough

Crime by type

Other31%
Anti-social behaviour27%
Violence & sexual offences27%
Drug offences8%
Theft4%
Vehicle crime4%
Robbery0%
Burglary0%

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 · 1.1km

Crime is 48% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,781/m²
Price per ft²£351/ft²
Avg floor area85.3 m²

EPC breakdown

C
20%
D
39%
E
3%
F
1%
G
1%

Based on 64 properties · Confidence: high

Street mix

Terraced 92%Flat 5%Other 3%

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£213,250
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)
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

+5.8%

Total change

+389%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.7%

per year

Acceleration

-52.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 38 sales

Property Type Mix

Total: 38 sales

Terraced94.7%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£121k+83.9%2.2
Post-dot-com plateau2001–2004£154k£175k+13.7%2.2
Pre-crash peak2005–2007£268k£316k+17.9%1.5
GFC & correction2008–2008£278k£278k+0%2
Help-to-Buy recovery2013–2015£405k£610k+50.6%1
Brexit uncertainty2018–2019£555k£425k-23.4%1.5
Pandemic surge2020–2021£620k£570k-8.1%2
Rate-rise correction2022–2022£605k£605k+0%2
Current market2024–2024£323k£323k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.9% alpha

Terraced-1.9% α
Local
5.3%
District
7.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stepney Green Underground StationDistrict line
3.4 min walk
Limehouse

Nearby stations

Stepney Green Underground StationDistrict · Hammersmith & City
4 min walk
Mile End Underground StationCentral · Hammersmith & City
10 min walk
LimehouseNational Rail
12 min walk
Limehouse DLR StationDLR
12 min walk
Bethnal Green Underground StationCentral
14 min walk
No bus stops within 400m

57

Walkability score

581

Footpaths (500m)

20

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

20

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)313
Nearest car park404m
Santander docks (800m)20
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
691m

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: 2.1 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.5 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

17 min walk

0

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 287 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1487

Parks (1km)

27

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

6

Convenience

Nearest supermarketChina Ark · 668 m
6 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)

352m

Post office

Nearby shops

Al-Haramain Superstore139 m
Stepney Fruit & Veg158 m
Cost u Less176 m
Dhara News186 m

Nearby cafes

Mouchak Sweet Centre170 m
Di Stefano252 m
Cafe au Lait289 m
Cafe Grad290 m

Nearby restaurants

Ocean Fish Bar136 m
Green Pepper208 m
Mr. Wong's Wok & Box210 m
Andy's Burgers212 m

Nearby pubs

The Half Moon247 m
Drapers’ Bar & Kitchen278 m
The Bancroft Arms307 m
The Horn of Plenty354 m

Nearby gyms

Mile End American Pool & Snooker Centre220 m
QMotion Sport & Fitness Centre278 m
The Gym614 m
Short Breaks Urban Gym641 m

Nearby pharmacies

Sinclairs Pharmacy399 m
Britannia Pharmacy963 m

Nearby health

Mile End Dental Practice223 m
The London Independent Hospital287 m
Tower Hamlets Stop Tobacco Service349 m
School Health377 m
Food hygiene (5-star)61% of 107

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

60

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

Very High

Demand

Very 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

50.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route4,345m
Crossrail 2 route3,632m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,880 nationally

1,441

Est. population

30,000/km²

47%

Employed

31%

Degree educated

£33,400

Median income

10.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

30%
32%
20%
Under 1830%
18–3432%
35–4920%
50–6411%
65+7%

Tenure

30%
50%
Own outright9%
Own (mortgage)10%
Private rent31%
Social rent50%
Shared ownership1%
Rent free1%

Ethnicity

69%
White British7%
White Other10%
Asian69%
Black9%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine21%
No car household63%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent50%
Private rent31%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
2
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)
16
Largest scheme
819 homes · Bounded by Grand Union canal, Bounded by Grand Union canal, Ben Jonson Road, Mile End Road, Stepney Green, E1
Pipeline pressure
NONE

Named schemes (500m)

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 4SE702 homes
completed
BOTHNIA, MALACCA AND TUNIS HOUSES, BOTHNIA, MALACCA AND TUNIS HOUSES, DUCKETT STREET, HARFORD STREET, E1110 homes
completed
SEARLE & FRANCES GRAY HOUSES & COTTAGES, SEARLE & FRANCES GRAY HOUSES & COTTAGES, DUCKETT STREET, MASTERS STREET, OCEAN STREET, WALEY ST., E141 homes
completed
Dame Colet And Haileybury Centre, Dame Colet And Haileybury Centre, Ben Jonson Road, Stepney High, E1 3NN40 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
22.9%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Ayas MiahLabour
Maisha Fahmida BegumLabour

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Key facts for E1 4LX

Full postcodeE1 4LX
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardSt Dunstan's
Latitude51.520708
Longitude-0.042983
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