Spitalfields & Banglatown · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52091, -0.07538

E1 6EB— Spitalfields & Banglatown, Tower Hamlets

Location and area intelligence for E1 6EB, Spitalfields & Banglatown, Tower Hamlets

The practical family move

 

Bottom 25% LondonSchools 100%Safety 41/100Transport 76/100Yield 6.20%

Best for: Commuters, Investors, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
71
Safety
41
Schools
90
Transport
76
Environment
41
Investment
80

The bottom line

E1 6EB offers exceptional schools (100% Good/Outstanding) and good transport links at £368,000 median — strong value for Commuters and Investors who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

E1 6EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-29.2% vs London avg
vs London income+2.6% vs London avg
vs London crime+318.0% vs London avg

Deep-dive guides for E1 6EB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ High crime💰 Value Find🍕 Buzzing

“The practical family move”

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How E1 6EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church CofE School

Not yet inspected · 4 min walk

KS2: 105.2

★★

Secondary

Mulberry Academy Shoreditch

Good · Inspected Sept 2022 · 10 min walk

P8: +0.04A8: 50.1

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 10 min walk

12 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

271.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 269.2%

+182% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other43%
Anti-social behaviour17%
Violence & sexual offences13%
Theft12%
Burglary5%
Robbery4%
Drug offences3%
Vehicle crime2%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

84

Road safety score

8

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: London Fire Brigade Whitechapel · 757m

Crime is +318% 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.

£368,000

Median sale price

Bottom 25% — 29% below London median

£368,000 is 29% below the London median (£520,000)

+65.0%

This year

Flat

Dominant type

Price history

5-year change
-5.7%
Sales (24 months)5
New build0.0%
Avg flat£368,000
Price per m²£9,436/m²
Price per ft²£877/ft²
Avg floor area39.5 m²

EPC breakdown

C
35%
D
18%
E
5%

Based on 58 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£5,900
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,940

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

8.5×

Price-to-income

£1,841/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£98,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

-22.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 119 sales

Property Type Mix

Total: 119 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£120k+117.3%5.6
Post-dot-com plateau2001–2004£134k£168k+24.9%5.5
Pre-crash peak2005–2007£178k£225k+26.9%5.7
GFC & correction2008–2012£250k£241k-3.5%3.2
Help-to-Buy recovery2013–2016£306k£424k+38.3%4
Brexit uncertainty2017–2019£465k£565k+21.5%3.7
Pandemic surge2020–2020£400k£400k+0%2
Rate-rise correction2022–2023£358k£410k+14.7%2.5
Current market2024–2026£313k£363k+16.2%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
6.9%
District
5.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 88% of London
Liverpool Street StationElizabeth line line
5.8 min walk
Shoreditch High Street

Nearby stations

Shoreditch High Street Rail StationWindrush
3 min walk
Shoreditch High StreetNational Rail
3 min walk
London Liverpool Street Rail StationWeaver · Greater Anglia
7 min walk
Liverpool StreetElizabeth line
7 min walk
Liverpool Street Underground StationCircle · Hammersmith & City
8 min walk
No bus stops within 400m

82

Walkability score

428

Footpaths (500m)

37

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge20 min ↓
Victoria36 min ↓
Waterloo35 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

33

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)235
Nearest car park32m
Santander docks (800m)37
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Brick Lane Car Park· yes
314m
🅿️
Whitechapel High Street90 spaces· yes
602m
🅿️
KPM Parking
759m
🅿️
Clere Street Car Park· yes
771m

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: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.7 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

20 min walk

99%

Recommend GP

99%

Overall GP experience

0

GPs within 1km

16

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 759 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

162

Parks (1km)

350

Restaurants (800m)

128

Cafes (800m)

26

Pubs (400m)

1

Pharmacies (800m)

19

Gyms (1km)

33

Sports (1km)

6

Convenience

Nearest supermarketAldi · 48 m
3 tennis courts11 sports halls

Nightlife (500m)

0

Nightclubs

26

Late-night venues

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

1

Libraries (1km)

10

Cinemas (2km)

306m

Post office

Nearby shops

Donovan's Bakehouse123 m
City Supermarket150 m
Pavilion Bakery169 m
Food & Wine253 m

Nearby cafes

WatchHouse8 m
Costa64 m
Doh'hut Spitalfields Market94 m
Tiny Mammoth98 m

Nearby restaurants

My Favourite Sandwich6 m
Delamina East48 m
Nando's59 m
Hawksmoor66 m

Nearby pubs

Commercial Tavern85 m
SAKE COLLECTIVE91 m
The Grocer105 m
Corbet Place116 m

Nearby gyms

Kaizen Physio & Performance164 m
Lucozade Power League262 m
Six3Nine267 m
Psycle360 m

Nearby pharmacies

Day Lewis Pharmacy553 m
Columbia Pharmacy936 m
Sai Chemist995 m

Nearby health

Neko Health Clinic125 m
Bishopsgate Dental Care214 m
London Pregnancy Clinic216 m
Impress London224 m
Food hygiene (5-star)71% of 838

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

80

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
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score65/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

91.7

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route3,278m
Crossrail 2 route2,271m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,906 nationally

2,336

Est. population

10,898/km²

59%

Employed

71%

Degree educated

£43,100

Median income

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

23

Community stability

Age profile

58%
19%
Under 1812%
18–3458%
35–4919%
50–649%
65+3%

Tenure

58%
19%
Own outright10%
Own (mortgage)11%
Private rent58%
Social rent20%
Shared ownership1%

Ethnicity

24%
33%
28%
White British24%
White Other33%
Asian28%
Black4%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine5%
No car household81%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent58%
Social rent20%

vs. London

Income vs London+2.6%
Price vs London-29.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
238
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
54%
Opportunity area
City Fringe/Tech City
Central activities zone
Yes
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)
40
Largest scheme
412 homes · Land bounded by, Land bounded by, Curtain Road, Hewett Street/Great Eastern Street/Fairchild Place/Plough Yard/Hearn Street, EC2A 3LS
Pipeline pressure
NONE

Named schemes (500m)

32 - 42, 32 - 42, Bethnal Green Road, E2360 homes
completed
Land Fronting, Land Fronting, Norton Folgate, (Shoreditch High St) Worship Street, Hearn Street & Curtain Road, EC2A 3B357 homes
completed
Holland Estate, Holland Estate, Commercial Street, London, E1209 homes
completed
SPITALFIELDS MARKET, E1165 homes
completed
132, 132, COMMERCIAL STREET, E1100 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 (£368,000)

£5,900

Standard buyer

£0

First-time buyer

Save £5,900

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 6EB

Full postcodeE1 6EB
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardSpitalfields & Banglatown
Latitude51.520912
Longitude-0.075379
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