Spitalfields & Banglatown · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52307, -0.06397

E1 5GA— Spitalfields & Banglatown, Tower Hamlets

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

City living at its best

 

Top 10% LondonSchools 100%Safety 72/100Transport 76/100Low yield 3.38%⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
73
Safety
72
Schools
100
Transport
76
Environment
69
Investment
50

The bottom line

E1 5GA offers exceptional schools (100% Good/Outstanding), low crime and good transport links at £675,000 median — 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 5GA

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 avg price+29.8% vs London avg
vs London income-3.3% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for E1 5GA

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

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“City living at its best”

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How E1 5GA 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 · 2 min walk

KS2: 106.8

★★★

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

Columbia Market Nursery School

Not inspected · 12 min walk

15 primaries · 5 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: London Fire Brigade Whitechapel · 943m

Crime is +77% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£675,000

Median sale price

Above London median by 30%

£675,000 is 30% above the London median (£520,000)

-46.7%

This year

Flat

Dominant type

Price history

5-year change
-5.4%
Sales (24 months)5
New build0.0%
Avg flat£675,000
Price per m²£11,176/m²
Price per ft²£1,038/ft²
Avg floor area60.4 m²

EPC breakdown

B
46%

Based on 46 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

Stamp duty

Standard buyer£21,250
First-time buyerFTB
£21,250
Additional propertyBTL/2nd
£41,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.6×

Price-to-income

£3,377/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£151,000
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+-0.4%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-12.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 54 sales

Property Type Mix

Total: 54 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£550k£550k+0%31
Pandemic surge2020–2021£520k£714k+37.2%7.5
Rate-rise correction2023–2023£670k£670k+0%1
Current market2024–2025£645k£538k-16.7%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.5% alpha

Flat/maisonette+5.5% α
Local
-0.4%
District
-5.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 88% of London
Whitechapel StationElizabeth line line
4.8 min walk
Bethnal Green

Nearby stations

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

64

Walkability score

179

Footpaths (500m)

28

Santander docks (800m)

0.1 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 park96m
Santander docks (800m)28
Nearest cycle dock0.1 km

Nearby car parks

🅿️
KPM Parking
96m
🅿️
E1 Car Park· yes
489m
🅿️
Brick Lane Car Park· yes
519m

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: 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%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.3 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

23 min walk

99%

Recommend GP

99%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 686 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

218

Parks (1km)

54

Restaurants (800m)

36

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketMas Bazar Bethnal Green · 403 m
3 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)

6

Cinemas (2km)

428m

Post office

Nearby shops

Breid Bakers79 m
Maisha Store173 m
Chester St Minimart337 m
Smokers World392 m

Nearby cafes

Urban Baristas102 m
Rosebery Tea Hut242 m
Daily Cafe380 m
E. Pellicci383 m

Nearby restaurants

Little Bear Chinese108 m
Vallance Grill & PFC131 m
Ahi Poke149 m
Perfect Fried Chicken349 m

Nearby pubs

Carpenters Arms255 m
The Kings Arms317 m
Marquis of Cornwallis363 m
The Star Of Bethnal Green443 m

Nearby gyms

Muscleworks Gym64 m
Whitechapel Sports Centre373 m
Strongher Space465 m
Triyoga601 m

Nearby pharmacies

Florida Pharmacy395 m
Old Maids Pharmacy399 m
Fairdale Pharmacy407 m
Day Lewis Pharmacy500 m

Nearby health

The Blithehale Health Centre99 m
Vidadent Practice382 m
AP Dental Practice394 m
Bethnal Green Health Centre433 m
Food hygiene (5-star)49% of 278

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

50

Investment score

Moderate

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

65.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route3,871m
Crossrail 2 route2,551m

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

Urban coreVery 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%
Price vs London+29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
60
Live planning apps (800m)
2
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)
75
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 BOUNDED BY, LAND BOUNDED BY, CHESHIRE STREET, KERBELA STREET, BACON STREET, E280 homes
completed
Land at, Land at, Fakruddin Street, Pedley Street and Vallance Road, E163 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£675,000)

£21,250

Standard buyer

£21,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 5GA

Full postcodeE1 5GA
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardSpitalfields & Banglatown
Latitude51.523071
Longitude-0.063972
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