Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52294, -0.05363

E1 5QL— Bethnal Green, Tower Hamlets

Location and area intelligence for E1 5QL, Bethnal Green, Tower Hamlets

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 77/100Yield 4.93%

Best for: Families, Commuters, Investors, Young professionals

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Strong for families — high safety and school scores

Liveability
76
Safety
80
Schools
95
Transport
77
Environment
69
Investment
77

The bottom line

E1 5QL offers exceptional schools (100% Good/Outstanding), low crime and good transport links — a strong choice for Families and Commuters.

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Location

E1 5QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.6% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E1 5QL

🛡️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 5QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Scurr Primary School

Good · Inspected Mar 2023 · 2 min walk

KS2: 106.5

★★★

Secondary

Swanlea School

Outstanding · Inspected Apr 2024 · 6 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 · 7 min walk

13 primaries · 5 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour27%
Other20%
Burglary6%
Vehicle crime5%
Theft4%
Drug offences4%
Robbery2%

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 · 551m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area64 m²

EPC breakdown

B
1%
C
22%
D
33%

Based on 56 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

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£160,000
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+8.8%

Total change

+665%

Market Activity

Price Velocity & Acceleration

Current Velocity

+152.8%

per year

Acceleration

+185.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£60k£60k+0%1
Post-dot-com plateau2002–2002£158k£158k+0%1
Pre-crash peak2005–2005£122k£122k+0%1
GFC & correction2010–2010£190k£190k+0%1
Brexit uncertainty2019–2019£268k£268k+0%1
Pandemic surge2020–2020£180k£180k+0%1
Rate-rise correction2022–2022£455k£455k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 89% of London
Bethnal Green Underground StationCentral line
5.6 min walk
Bethnal Green

Nearby stations

Bethnal Green Rail StationWeaver · Greater Anglia
5 min walk
Bethnal GreenNational Rail
5 min walk
Bethnal Green Underground StationCentral
6 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
6 min walk
WhitechapelElizabeth line
7 min walk
No bus stops within 400m

68

Walkability score

286

Footpaths (500m)

25

Santander docks (800m)

0.1 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

32

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)386
Nearest car park239m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
KPM Parking
770m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 1.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% 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

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

25 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 548 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

463

Parks (1km)

43

Restaurants (800m)

21

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

8

Convenience

Nearest supermarketChina Ark · 298 m
4 tennis courts2 swimming pools4 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)

1

Cinemas (2km)

482m

Post office

Nearby shops

Star Grocers48 m
Cambridge Supermarket64 m
Alia Mini Market242 m
All in one296 m

Nearby cafes

Cafe Boulevard242 m
Chai Bites366 m
Daily Cafe390 m
Grand Chai415 m

Nearby restaurants

Ruman Peri Peri50 m
Sa7ra Stop96 m
Thai & Pie239 m
Empire248 m

Nearby pubs

135 bar & lounge114 m
Three Colts Tavern220 m
Backyard Bar and Kitchen300 m
The White Hart352 m

Nearby gyms

The Gym239 m
Pure Gym275 m
Strongher Space282 m
Neon549 m

Nearby pharmacies

Region Choice Ltd67 m
Boots606 m
Britannia Pharmacy669 m
Fairdale Pharmacy730 m

Nearby health

Albion Health Centre415 m
Tower Hamlets Stop Tobacco Service441 m
Eastside Dental Practice444 m
Abbey Dental Whitechapel449 m
Food hygiene (5-star)56% of 265

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

77

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

49.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route4,205m
Crossrail 2 route2,991m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,277 nationally

2,452

Est. population

21,999/km²

55%

Employed

36%

Degree educated

£36,700

Median income

9.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

26%
34%
22%
Under 1826%
18–3434%
35–4922%
50–6412%
65+6%

Tenure

33%
47%
Own outright6%
Own (mortgage)13%
Private rent33%
Social rent48%
Shared ownership0%
Rent free1%

Ethnicity

15%
61%
White British15%
White Other10%
Asian61%
Black8%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household63%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent47%
Private rent33%

vs. London

Income vs London-12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
85
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
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)
170
Largest scheme
149 homes · 191 - 205, 191 - 205, Cambridge Heath Road, 58 - 64 Three Colts Lane, E2 6JR
Pipeline pressure
NONE

Named schemes (500m)

191 - 205, 191 - 205, Cambridge Heath Road, 58 - 64 Three Colts Lane, E2 6JR149 homes
completed
FORMER COUNCIL OFFICES, 27, FORMER COUNCIL OFFICES, 27, BIRKBECK STREET, E2100 homes
completed
Fulneck, 150, Fulneck, 150, Mile End Road, E1 4UW78 homes
completed
3-13, 3-13, CLEVELAND WAY, E169 homes
completed
Land part of 31, Land part of 31, Three Colts Lane, Violet Street, E267 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E1 5QL

Full postcodeE1 5QL
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.522936
Longitude-0.053627
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