Whitechapel · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51411, -0.06780

E1 8BS— Whitechapel, Tower Hamlets

Location and area intelligence for E1 8BS, Whitechapel, Tower Hamlets

The practical family move

 

Top 10% LondonSchools 88%Safety 82/100Transport 64/100Yield 4.93%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
82
Schools
52
Transport
64
Environment
42
Investment
81

The bottom line

E1 8BS offers exceptional schools (88% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

E1 8BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income+15.5% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for E1 8BS

🛡️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🔒 Very Safe🍕 Buzzing

“The practical family move”

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How E1 8BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Harry Gosling Primary School

Not yet inspected · 2 min walk

KS2: 107.3

—

Secondary

London Enterprise Academy

Not yet inspected · Inspected Oct 2024 · 3 min walk

P8: -0.08A8: 46.2

88% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Above London average

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 21 min walk

12 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.5 incidents per 1,000 residents

Better than 58% of London
→ Stable

-43% 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

Other38%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime8%
Burglary8%
Drug offences6%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: London Fire Brigade Whitechapel · 165m

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area71.2 m²

EPC breakdown

B
6%
C
16%
D
2%

Based on 24 properties · Confidence: medium

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£178,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+6.7%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

-109.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£105k£130k+23.8%2
Post-dot-com plateau2001–2002£148k£180k+21.6%1.5
Brexit uncertainty2018–2018£423k£423k+0%1
Rate-rise correction2022–2022£530k£530k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6% alpha

Flat/maisonette-6% α
Local
9%
District
15%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Aldgate East Underground StationHammersmith & City line
3.4 min walk
Whitechapel

Nearby stations

Aldgate East Underground StationDistrict · Hammersmith & City
4 min walk
Aldgate Underground StationCircle · Metropolitan
7 min walk
Tower Gateway DLR StationDLR
8 min walk
Tower Hill Underground StationDistrict · Circle
10 min walk
WhitechapelElizabeth line
10 min walk
No bus stops within 400m

78

Walkability score

342

Footpaths (500m)

29

Santander docks (800m)

0.1 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

41

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)214
Nearest car park49m
Santander docks (800m)29
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Whitechapel High Street90 spaces· yes
341m
🅿️
Minories Car Park
571m
🅿️
E1 Car Park· yes
586m
🅿️
The Strangers Rest
652m
🅿️
Crescent
679m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.4 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

10 min walk

99%

Recommend GP

99%

Overall GP experience

1

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRoyal London Hospital · 660 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

203

Parks (1km)

128

Restaurants (800m)

55

Cafes (800m)

12

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

18

Sports (1km)

7

Convenience

Nearest supermarketE1 Local · 74 m
1 tennis courts6 sports halls

Nightlife (500m)

1

Nightclubs

13

Late-night venues

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

0

Libraries (1km)

7

Cinemas (2km)

157m

Post office

Nearby shops

Low Cost Super Market121 m
Macro Food Centre130 m
Yo Yo Oriental Supermarket156 m
Nisa Local165 m

Nearby cafes

Kova51 m
Clean Hearts75 m
Fresh121 m
The Pastry Parlour140 m

Nearby restaurants

Amber London66 m
The Warehouse110 m
Zia Lucia116 m
DanDan120 m

Nearby pubs

Boom Battle Bar86 m
The Castle110 m
The Running Horse150 m
Dog & Truck169 m

Nearby gyms

12 x 391 m
Blockhouse Gym157 m
MMA LDN182 m
Urban Fitness247 m

Nearby pharmacies

Sai Chemist142 m
Day Lewis Pharmacy389 m
DMB Chemist757 m

Nearby health

Goodman's Field Medical Practice135 m
Dr Mohammad Hossain Howlader360 m
Dental Surgery362 m
The Spitalfields Practice387 m
Food hygiene (5-star)55% of 432

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

E

High street health

Investment

Investment grade, yield and market outlook

81

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 score51/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

70.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score28/100
Bakerloo Extension route2,871m
Crossrail 2 route3,192m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,817 nationally

1,622

Est. population

30,000/km²

65%

Employed

60%

Degree educated

£48,500

Median income

3.7%

Claimant rate

Inner cityVery high densityYoung professionals

23

Community stability

Age profile

22%
48%
21%
Under 1822%
18–3448%
35–4921%
50–647%
65+2%

Tenure

46%
25%
Own outright4%
Own (mortgage)12%
Private rent46%
Social rent25%
Shared ownership12%

Ethnicity

17%
20%
46%
White British17%
White Other20%
Asian46%
Black5%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household77%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent46%
Social rent25%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
123
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
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
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)
50
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
FORMER GOODMANS FIELDS, NORTH OF, FORMER GOODMANS FIELDS, NORTH OF, HOOPER STREET, EAST OF 99 LEMAN STREET, E1 8BP252 homes
completed
61-75, 61-75, Alie Street, 16-17 Plough Street, 20 Buckle Street, E1 8EB235 homes
completed
1, 1, PRESCOT STREET, E1150 homes
completed
52-58, 52-58, Commercial Road, E1 1LP142 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
16.2%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Shafi AhmedAspire
Faroque AhmedLabour
Kamrul HashanAspire

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Key facts for E1 8BS

Full postcodeE1 8BS
Postcode districtE1
BoroughLondon Borough of Tower Hamlets
WardWhitechapel
Latitude51.514115
Longitude-0.067796
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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