Spitalfields & Banglatown · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52039, -0.05884

E1 5BD— Spitalfields & Banglatown, Tower Hamlets

Location and area intelligence for E1 5BD, Spitalfields & Banglatown, Tower Hamlets

City living at its best

 

Bottom 25% LondonSchools 100%Safety 44/100Transport 82/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
71
Safety
44
Schools
100
Transport
82
Environment
68
Investment
61

The bottom line

E1 5BD offers exceptional schools (100% Good/Outstanding) and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

E1 5BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-3.3% vs London avg
vs London crime+353.0% vs London avg

Deep-dive guides for E1 5BD

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

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Postcode Personality

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“City living at its best”

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How E1 5BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Stewart Headlam Primary School

Outstanding · Inspected Jul 2023 · 4 min walk

KS2: 111.1

★★★

Secondary

Swanlea School

Outstanding · Inspected Apr 2024 · 1 min walk

P8: +0.81A8: 56.0

100% of local schools rated Good or Outstanding · based on 40 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 11 min walk

16 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

294.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+205% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other43%
Violence & sexual offences16%
Anti-social behaviour11%
Theft11%
Drug offences7%
Vehicle crime5%
Burglary5%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 920m

Crime is +353% above 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£7,165/m²
Price per ft²£666/ft²
Avg floor area66.1 m²

EPC breakdown

B
16%
C
37%
D
9%
E
1%

Based on 63 properties · Confidence: high

Street mix

Flat 98%Other 2%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£165,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.6%

Total change

+531%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.9%

per year

Acceleration

+61.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 146 sales

Property Type Mix

Total: 146 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£84k£155k+84.5%16
Post-dot-com plateau2001–2004£167k£227k+35.7%5.5
Pre-crash peak2005–2007£238k£260k+9.5%6.7
GFC & correction2008–2012£338k£250k-25.9%1.8
Help-to-Buy recovery2013–2016£300k£590k+96.7%1.5
Brexit uncertainty2017–2017£630k£630k+0%2
Pandemic surge2021–2021£368k£368k+0%2
Rate-rise correction2022–2023£330k£525k+59.1%1.5
Current market2024–2025£390k£530k+35.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
7%
District
7.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Whitechapel StationElizabeth line line
1.1 min walk
Whitechapel

Nearby stations

WhitechapelElizabeth line
1 min walk
Whitechapel Rail StationWindrush
2 min walk
WhitechapelNational Rail
2 min walk
Whitechapel Underground StationHammersmith & City · District
2 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
5 min walk
4 bus routes · 8 stops within 400m · 48 buses/hr peak

80

Walkability score

254

Footpaths (500m)

26

Santander docks (800m)

0.2 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

42

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)401
Nearest car park94m
Santander docks (800m)26
Nearest cycle dock0.2 km

Nearby car parks

🅿️
E1 Car Park· yes
380m
🅿️
KPM Parking
460m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.6 km

Energy

Solar: 853 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 yield853.0 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

21 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 336 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

222

Parks (1km)

63

Restaurants (800m)

27

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketChina Ark · 434 m
4 tennis courts3 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)

5

Cinemas (2km)

141m

Post office

Nearby shops

Vallance Confectionery319 m
Shelley Food & Wine357 m
Millennium378 m
Variety Discount Store381 m

Nearby cafes

Mousetail86 m
Costa130 m
Coffee Republic138 m
Cafe Leads154 m

Nearby restaurants

Nanrose Peri Peri90 m
Royal PFC135 m
Perfect Fried Chicken154 m
Haji Biryani London193 m

Nearby pubs

The Blind Beggar138 m
London Hospital Tavern144 m
The White Hart183 m
The Good Samaritan375 m

Nearby gyms

Whitechapel Sports Centre174 m
Strongher Space400 m
Muscleworks Gym429 m
The Gym495 m

Nearby pharmacies

Day Lewis Pharmacy350 m
Region Choice Ltd428 m
DMB Chemist705 m
Boots723 m

Nearby health

Albion Health Centre123 m
Abbey Dental Whitechapel163 m
Eastside Dental Practice166 m
Royal London Hospital336 m
Food hygiene (5-star)47% of 331

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

61

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

73.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,782m
Crossrail 2 route3,003m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,919 nationally

1,978

Est. population

14,466/km²

65%

Employed

61%

Degree educated

£40,600

Median income

5.5%

Claimant rate

Urban coreHigh densityYoung professionals

21

Community stability

Age profile

15%
51%
19%
Under 1815%
18–3451%
35–4919%
50–6411%
65+4%

Tenure

14%
66%
Own outright11%
Own (mortgage)14%
Private rent66%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

24%
20%
40%
White British24%
White Other20%
Asian40%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine12%
No car household75%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Private rent66%
Social rent9%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
71
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)
160
Largest scheme
373 homes · WATNEY MARKET ESTATE, WATNEY MARKET ESTATE, WATNEY STREET, COMMERCIAL ROAD, E1
Pipeline pressure
NONE

Named schemes (500m)

WHITECHAPEL WEST HOUSING SITE, WHITECHAPEL WEST HOUSING SITE, DURWARD STREET, E1119 homes
completed
BOUNDED BY RAILWAY CUTTING (NOT SCHOOL), 5 & 4-48, BOUNDED BY RAILWAY CUTTING (NOT SCHOOL), 5 & 4-48, DURWARD STREET, WINTHROP ST (2-44&1-25) BRADY ST (7-27), E1110 homes
completed
9-25, 9-25, MILE END ROAD, E165 homes
completed
Ashington House East, Orion House, Ashington House East, Orion House, Coventry Road, E1 5RX53 homes
completed
39-49, 39-49, WALDEN STREET, E136 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
23.3%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Kabir HussainAspire
Suluk AhmedAspire

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Key facts for E1 5BD

Full postcodeE1 5BD
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardSpitalfields & Banglatown
Latitude51.520387
Longitude-0.058839
Parliamentary constituencyBethnal Green and Stepney
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
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Companies
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Mail
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Agency
Ofcom
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