Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52709, -0.05295

E2 0HF— Bethnal Green, Tower Hamlets

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

The family fortress

 

Top 8% LondonSchools 100%Safety 80/100Transport 70/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

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Strong for families — high safety and school scores

Liveability
74
Safety
80
Schools
90
Transport
70
Environment
71
Investment
54

The bottom line

E2 0HF offers exceptional schools (100% Good/Outstanding), low crime and good transport links — strong value for Families and Commuters who can accept its trade-offs.

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

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Location

E2 0HF

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 E2 0HF

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E2 0HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bangabandhu Primary School

Good · Inspected Jul 2023 · 2 min walk

KS2: 110.0

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 5 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 10 min walk

12 primaries · 3 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 91m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,057/m²
Price per ft²£656/ft²
Avg floor area71.4 m²

EPC breakdown

C
11%
D
10%

Based on 21 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£178,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.3%

Total change

+611%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

-8.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£70k£70k+0%1
Pre-crash peak2006–2007£238k£235k-1.1%1
GFC & correction2008–2012£225k£286k+27.1%1
Help-to-Buy recovery2014–2015£397k£383k-3.6%2
Brexit uncertainty2017–2017£460k£460k+0%1
Pandemic surge2021–2021£480k£480k+0%1
Rate-rise correction2022–2022£510k£510k+0%1
Current market2025–2025£498k£498k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
2.1%
District
2.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 81% of London
Bethnal GreenCentral line
1.3 min walk
Cambridge Heath (London)

Nearby stations

Bethnal Green Underground StationCentral
2 min walk
Bethnal Green Rail StationWeaver · Greater Anglia
7 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
8 min walk
Cambridge Heath (London)National Rail
8 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
9 min walk
No bus stops within 400m

63

Walkability score

231

Footpaths (500m)

19

Santander docks (800m)

0.2 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

37

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)232
Nearest car park47m
Santander docks (800m)19
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
611m
🅿️
Justines Place
757m

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: 1.7 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 43%
More green space than 86% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

THE WAPPING GROUP PRACTICE

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

31 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMile End Hospital · 781 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

442

Parks (1km)

40

Restaurants (800m)

19

Cafes (800m)

9

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

8

Convenience

Nearest supermarketBengali Fonga Market · 386 m
5 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

483m

Post office

Nearby shops

Vicky's Newsagents77 m
The Green Truffle78 m
Angel Convenience Store80 m
Singh Supermarket107 m

Nearby cafes

Sazzy and Fran Cafe91 m
Quarantacinque127 m
Mandala Café173 m
Starbucks205 m

Nearby restaurants

The Solo Kitchen & Bar171 m
Five Bros Burgers & Wings174 m
Suey Hong185 m
The Full Monty188 m

Nearby pubs

The Florist Arms195 m
The Camel208 m
Salmon and Ball209 m
Renegade Urban Winery and Bar237 m

Nearby gyms

BethWall Climbing Centre249 m
Pure Gym266 m
York Hall Leisure Centre354 m
Proud Active387 m

Nearby pharmacies

Britannia Pharmacy280 m
Region Choice Ltd453 m
Boots467 m
Borno499 m

Nearby health

Puresmile85 m
Dental Surgery370 m
E2 Dental Practice418 m
The Mission Practice523 m
Food hygiene (5-star)61% of 253

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

54

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 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route4,632m
Crossrail 2 route2,648m

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)
81
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
167
Largest scheme
168 homes · REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2
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
13-19, 13-19, Herald Street, E2 6JT62 homes
completed
ST PETER`S CHURCH, ST PETER`S CHURCH, CEPHAS STREET, E137 homes
completed
Wickford Street Garages, Wickford Street, London33 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 0HF

Full postcodeE2 0HF
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.527088
Longitude-0.052946
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