Spitalfields & Banglatown · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52238, -0.06355

E1 5BL— Spitalfields & Banglatown, Tower Hamlets

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 72/100Yield 4.93%⚠ Knotweed sites nearby

Best for: Families, Commuters, Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
71
Safety
72
Schools
100
Transport
72
Environment
69
Investment
71

The bottom line

E1 5BL offers exceptional schools (100% Good/Outstanding), low crime and good transport links — strong value for Families and Commuters who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E1 5BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-3.3% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for E1 5BL

🛡️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 5BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Thomas Buxton Primary School

Not yet inspected · 1 min walk

KS2: 106.8

★★★

Secondary

Swanlea School

Outstanding · Inspected Apr 2024 · 4 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

Columbia Market Nursery School

Not inspected · 12 min walk

17 primaries · 6 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

114.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+19% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour17%
Drug offences10%
Theft5%
Burglary5%
Robbery4%
Vehicle crime3%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: London Fire Brigade Whitechapel · 885m

Crime is +77% above London average

Property

Prices, sales volume and market trends

Avg floor area73.5 m²

EPC breakdown

B
32%
C
11%

Based on 43 properties · Confidence: high

Street mix

Flat 94%Other 7%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£183,750
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsCavity wall, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2021 · CAGR

+5.9%

Total change

+152%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+11.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£189k£305k+61.8%5.7
GFC & correction2008–2012£250k£313k+25%2.5
Help-to-Buy recovery2013–2013£315k£315k+0%3
Brexit uncertainty2017–2019£470k£445k-5.2%1
Pandemic surge2021–2021£475k£475k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
5.9%
District
5.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing12
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Whitechapel StationElizabeth line line
3.9 min walk
Bethnal Green

Nearby stations

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

63

Walkability score

214

Footpaths (500m)

29

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge26 min ↓
Victoria39 min ↑
Waterloo38 min ≈
Canary Wharf ★24 min
City24 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

29

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)144
Nearest car park79m
Santander docks (800m)29
Nearest cycle dock0.0 km

Nearby car parks

🅿️
KPM Parking
79m
🅿️
E1 Car Park· yes
412m
🅿️
Brick Lane Car Park· yes
524m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 0.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.4 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

ST. KATHERINE'S DOCK PRACTICE

FLAT 12, NIGHTINGALE HOUSE, 50 THOMAS MORE STREET, E1W 1UA

22 min walk

99%

Recommend GP

99%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 604 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

208

Parks (1km)

51

Restaurants (800m)

36

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Carpenters Arms (317 m)

Nearest supermarketMas Bazar Bethnal Green · 485 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

6

Cinemas (2km)

542m

Post office

Nearby shops

Maisha Store104 m
Breid Bakers151 m
Vallance Confectionery337 m
Chester St Minimart385 m

Nearby cafes

Urban Baristas159 m
Rosebery Tea Hut250 m
Cafe Bite333 m
Souk Mediterranean334 m

Nearby restaurants

Vallance Grill & PFC67 m
Little Bear Chinese162 m
Ahi Poke164 m
Perfect Fried Chicken295 m

Nearby pubs

Carpenters Arms317 m
The Kings Arms399 m
Marquis of Cornwallis443 m
London Hospital Tavern486 m

Nearby gyms

Muscleworks Gym34 m
Whitechapel Sports Centre292 m
Strongher Space458 m
PureGym535 m

Nearby pharmacies

Day Lewis Pharmacy420 m
Florida Pharmacy474 m
Fairdale Pharmacy475 m
Old Maids Pharmacy477 m

Nearby health

The Blithehale Health Centre179 m
Vidadent Practice463 m
Together Dental Whitechapel468 m
AP Dental Practice475 m
Food hygiene (5-star)48% of 281

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

71

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

59

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route3,818m
Crossrail 2 route2,629m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,820 nationally

2,203

Est. population

18,105/km²

52%

Employed

38%

Degree educated

£40,600

Median income

10.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

27%
33%
22%
Under 1827%
18–3433%
35–4922%
50–6412%
65+5%

Tenure

18%
24%
53%
Own outright4%
Own (mortgage)18%
Private rent24%
Social rent53%
Shared ownership1%
Rent free1%

Ethnicity

68%
White British10%
White Other8%
Asian68%
Black8%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household68%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent53%
Private rent24%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
2
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)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
74
Largest scheme
135 homes · Tower House, 57, Tower House, 57, Fieldgate Street, E1 1JU
Pipeline pressure
NONE

Named schemes (500m)

WHITECHAPEL WEST HOUSING SITE, WHITECHAPEL WEST HOUSING SITE, DURWARD STREET, E1119 homes
completed
OLD SELBY STREET DEPOT, OLD SELBY STREET DEPOT, SELBY STREET, E1116 homes
completed
74 - 108, 74 - 108, Cheshire Street, E296 homes
completed
Land at, Land at, Fakruddin Street, Pedley Street and Vallance Road, E163 homes
completed
BATH HOUSE AND SCHOOL, BATH HOUSE AND SCHOOL, CHESHIRE STREET, RAMSEY STREET (47), E247 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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 5BL

Full postcodeE1 5BL
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardSpitalfields & Banglatown
Latitude51.522381
Longitude-0.063554
Parliamentary constituencyBethnal Green and Stepney
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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Agency
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for London
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