Spitalfields & Banglatown · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51829, -0.06807

E1 5LA— Spitalfields & Banglatown, Tower Hamlets

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

City living at its best

 

Bottom 25% LondonSchools 89%Safety 63/100Transport 74/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
63
Schools
53
Transport
74
Environment
66
Investment
63

The bottom line

E1 5LA offers exceptional schools (89% Good/Outstanding) and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

E1 5LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for E1 5LA

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

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How E1 5LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

St Anne's and Guardian Angels Catholic Primary School

Not yet inspected · 4 min walk

—

Secondary

London Enterprise Academy

Not yet inspected · Inspected Oct 2024 · 5 min walk

P8: -0.08A8: 46.2

89% of local schools rated Good or Outstanding · based on 39 schools within 1.5km

Above London average

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 15 min walk

14 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

136.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 695.8%

+42% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Theft13%
Anti-social behaviour11%
Vehicle crime6%
Drug offences5%
Robbery4%
Burglary3%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: London Fire Brigade Whitechapel · 346m

Crime is +110% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,452/m²
Price per ft²£692/ft²
Avg floor area66.5 m²

EPC breakdown

B
7%
C
29%
D
7%
F
1%

Based on 44 properties · Confidence: high

Street mix

Terraced 6%Detached 3%Flat 91%

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£166,250
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 fuelmains gas (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

1998–2025 · CAGR

+3.8%

Total change

+175%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.7%

per year

Acceleration

+104.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 66 sales

Property Type Mix

Total: 66 sales

Detached3%
Terraced6.1%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£182k£194k+6.6%3.3
Post-dot-com plateau2001–2002£172k£198k+15.1%11
Pre-crash peak2005–2007£250k£315k+26%2
GFC & correction2008–2012£456k£550k+20.5%1.8
Help-to-Buy recovery2013–2016£220k£408k+85.5%3
Brexit uncertainty2017–2019£855k£1.18m+38%1
Rate-rise correction2022–2023£850k£346k-59.4%2.5
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.9% alpha

Flat/maisonette-2.9% α
Local
2.5%
District
5.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 85% of London
Aldgate East Underground StationHammersmith & City line
4.6 min walk
Whitechapel

Nearby stations

Aldgate East Underground StationDistrict · Hammersmith & City
6 min walk
WhitechapelElizabeth line
7 min walk
Whitechapel Underground StationHammersmith & City · District
7 min walk
Whitechapel Rail StationWindrush
7 min walk
WhitechapelNational Rail
7 min walk
No bus stops within 400m

72

Walkability score

356

Footpaths (500m)

32

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria32 min ↓
Waterloo37 min ↓
Canary Wharf22 min ↓
City ★18 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

39

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)234
Nearest car park62m
Santander docks (800m)32
Nearest cycle dock0.0 km

Nearby car parks

🅿️
E1 Car Park· yes
315m
🅿️
Whitechapel High Street90 spaces· yes
353m
🅿️
Brick Lane Car Park· yes
390m
🅿️
KPM Parking
507m

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: 0.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.9 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

16 min walk

99%

Recommend GP

99%

Overall GP experience

0

GPs within 1km

14

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRoyal London Hospital · 573 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

189

Parks (1km)

170

Restaurants (800m)

67

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

12

Gyms (1km)

21

Sports (1km)

6

Convenience

Nearest supermarketE1 Local · 393 m
3 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

8

Cinemas (2km)

321m

Post office

Nearby shops

Zara's Corner75 m
Sylhet Sweets Store197 m
Tesco Express198 m
Al Amin Cash & Carry201 m

Nearby cafes

Uni B36 m
The Pie Factory136 m
Baristas Lounge138 m
Starbucks145 m

Nearby restaurants

Baraka Eatery159 m
HFC167 m
Hichki169 m
Nanna Biriyani173 m

Nearby pubs

Pocketsquare skyline bar and terrace151 m
The Buxton192 m
Apples and Pears198 m
Sports Bar200 m

Nearby gyms

PureGym217 m
Sports Hall343 m
Blockhouse Gym389 m
12 x 3424 m

Nearby pharmacies

Day Lewis Pharmacy156 m
Sai Chemist593 m
Florida Pharmacy957 m
Old Maids Pharmacy973 m

Nearby health

The Spitalfields Practice147 m
Dr Mohammad Hossain Howlader165 m
Together Dental Whitechapel327 m
Alba Dental Care452 m
Food hygiene (5-star)56% of 520

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

63

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 score57/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

70.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,268m
Crossrail 2 route2,808m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,794 nationally

2,793

Est. population

17,006/km²

53%

Employed

44%

Degree educated

£43,100

Median income

10.1%

Claimant rate

Inner cityVery high densityRenters

26

Community stability

Age profile

23%
43%
19%
Under 1823%
18–3443%
35–4919%
50–6410%
65+5%

Tenure

45%
36%
Own outright7%
Own (mortgage)10%
Private rent45%
Social rent36%
Shared ownership2%
Rent free1%

Ethnicity

13%
17%
57%
White British13%
White Other17%
Asian57%
Black6%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine16%
No car household77%
Unemployed9%
No qualifications18%

Housing tenure (Census 2021)

Private rent45%
Social rent36%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
159
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
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)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
32
Largest scheme
378 homes · Phase 2: North East Block, 74, Phase 2: North East Block, 74, Alie Street, 99 Leman Street, E1 8EU
Pipeline pressure
NONE

Named schemes (500m)

Phase 2: North East Block, 74, Phase 2: North East Block, 74, Alie Street, 99 Leman Street, E1 8EU378 homes
completed
61-75, 61-75, Alie Street, 16-17 Plough Street, 20 Buckle Street, E1 8EB235 homes
completed
52-58, 52-58, Commercial Road, E1 1LP142 homes
completed
37-39, 37-39, COMMERCIAL ROAD, E1140 homes
completed
Tower House, 57, Tower House, 57, Fieldgate Street, E1 1JU135 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 5LA

Full postcodeE1 5LA
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardSpitalfields & Banglatown
Latitude51.518292
Longitude-0.068066
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