Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52808, -0.04166

E2 0FF— Bethnal Green, Tower Hamlets

Location and area intelligence for E2 0FF, Bethnal Green, Tower Hamlets

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 43/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
86
Schools
90
Transport
43
Environment
92
Investment
44

The bottom line

E2 0FF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E2 0FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-20.5% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for E2 0FF

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E2 0FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chisenhale Primary School

Good · Inspected Jun 2024 · 7 min walk

KS2: 107.1

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 6 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 11 min walk

13 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

33.4 incidents per 1,000 residents

Better than 76% of London
→ Stable

-65% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour21%
Burglary10%
Vehicle crime5%
Robbery4%
Drug offences2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 805m

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E2 district median

£560,000

Based on 171 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£3,246/m²
Price per ft²£302/ft²
Avg floor area60.8 m²

EPC breakdown

B
16%
C
8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£152,000
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2025 · CAGR

+2.3%

Total change

+35%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.8%

per year

Acceleration

-40.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£134k£134k+0%2
Help-to-Buy recovery2015–2016£172k£291k+69.2%1
Brexit uncertainty2017–2019£333k£176k-47.1%3.3
Rate-rise correction2022–2023£498k£482k-3.1%3.5
Current market2024–2025£408k£180k-55.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.2% alpha

Flat/maisonette+6.2% α
Local
9.7%
District
3.5%

CAGR over 12yr 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 Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Stepney Green Underground StationDistrict line
9.3 min walk
Limehouse

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
8 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
10 min walk
Bethnal Green Underground StationCentral
12 min walk
Bow Road Underground StationHammersmith & City · District
14 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

49

Walkability score

492

Footpaths (500m)

15

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria38 min ≈
Waterloo38 min ≈
Canary Wharf29 min ↓
City ★26 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

38

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)74
Nearest car park143m
Santander docks (800m)15
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Justines Place
181m
🅿️
Lawton Road Car Park· yes
512m
🅿️
St James the Less Church Car Park· yes
590m

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: 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: 2.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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 yield852.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

25 min walk

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMile End Hospital · 338 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

862

Parks (1km)

26

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketChina Ark · 1.1 km
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

480m

Post office

Nearby shops

Village Shop301 m
Roman Road News377 m
FreshGo396 m
Mr Bull's Butchers485 m

Nearby cafes

Mile End Climbing Wall Cafe140 m
Starbucks338 m
Recharge356 m
Queens Cafe & Sandwich Bar365 m

Nearby restaurants

Britannia Fish Bar231 m
Palmers Restaurant237 m
Greedy Fish & Chips336 m
The Curve358 m

Nearby pubs

The Palm Tree140 m
The Victoria266 m
Angel & Crown294 m
Pretty Decent436 m

Nearby gyms

Mile End Climbing Wall146 m
Re-Core Pilates435 m
PureGym453 m
Neon462 m

Nearby pharmacies

Britannia Pharmacy543 m
Bell Pharmacy841 m
Sinclairs Pharmacy1.2 km

Nearby health

Suttons Wharf Health Centre111 m
Grove Road Surgery287 m
Family Nurse Partnership & Health Visiting310 m
Family Dental Care319 m
Food hygiene (5-star)82% of 100

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

44

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

60.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,107m
Crossrail 2 route3,105m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,748 nationally

2,516

Est. population

30,000/km²

76%

Employed

66%

Degree educated

£33,400

Median income

4.3%

Claimant rate

SuburbanVery high densityMixed

36

Community stability

Age profile

27%
35%
28%
Under 1828%
18–3435%
35–4928%
50–647%
65+2%

Tenure

27%
28%
30%
Own outright6%
Own (mortgage)27%
Private rent28%
Social rent30%
Shared ownership8%
Rent free0%

Ethnicity

33%
17%
25%
17%
White British33%
White Other17%
Asian25%
Black17%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household67%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Social rent30%
Private rent28%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3419 homes
completed
FORMER GOODS YARD, FORMER GOODS YARD, WARLEY STREET, E2316 homes
completed
Palmers Road, E2186 homes
completed
Suttons Wharf South, Suttons Wharf South, Palmers Road, Meath Gardens, E2169 homes
completed
Victoria Wharf, Victoria Wharf, ROMAN ROAD, 1A PALMERS ROAD, E299 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 E2 0FF

Full postcodeE2 0FF
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.528078
Longitude-0.041658
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