Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52898, -0.04567

E2 0QH— Bethnal Green, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 57/100Yield 5.47%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
90
Transport
57
Environment
92
Investment
61

The bottom line

E2 0QH offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £417,000 median — a strong choice for Families.

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Location

E2 0QH

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 avg price-19.8% vs London avg
vs London income-11.4% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E2 0QH

🛡️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 E2 0QH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bonner Primary School

Good · Inspected Oct 2019 · 3 min walk

KS2: 104.9

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 4 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 11 min walk

11 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

67.8 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-30% vs borough

Crime by type

Other26%
Anti-social behaviour26%
Violence & sexual offences18%
Vehicle crime9%
Burglary6%
Drug offences5%
Theft5%
Robbery5%

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 · 540m

Crime is +4% 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.

£417,000

Median sale price

20% below London median

£417,000 is 20% below the London median (£520,000)

-3.0%

This year

Flat

Dominant type

Price history

5-year change
+2.5%
Sales (24 months)5
New build0.0%
Avg flat£417,000
Price per m²£6,150/m²
Price per ft²£571/ft²
Avg floor area68.4 m²

EPC breakdown

C
32%
D
11%
E
3%

Based on 46 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£8,350
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,860

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

11.2×

Price-to-income

£2,086/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£171,000
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+5.7%

Total change

+297%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.7%

per year

Acceleration

-7.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£105k£105k+0%1
Post-dot-com plateau2001–2004£101k£165k+63.4%2
Pre-crash peak2005–2005£171k£171k+0%2
GFC & correction2008–2009£245k£180k-26.5%1.5
Help-to-Buy recovery2014–2016£333k£384k+15.4%3
Brexit uncertainty2017–2018£455k£420k-7.7%1
Pandemic surge2020–2020£407k£407k+0%1
Rate-rise correction2023–2023£395k£395k+0%1
Current market2024–2025£420k£417k-0.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.1%
District
5.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stepney Green Underground StationDistrict line
9.5 min walk
Cambridge Heath (London)

Nearby stations

Bethnal Green Underground StationCentral
9 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
10 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
11 min walk
Cambridge Heath (London)National Rail
11 min walk
Mile End Underground StationCentral · Hammersmith & City
12 min walk
No bus stops within 400m

49

Walkability score

259

Footpaths (500m)

17

Santander docks (800m)

0.1 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

40

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)91
Nearest car park83m
Santander docks (800m)17
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Justines Place
211m
🅿️
St James the Less Church Car Park· yes
335m
🅿️
Victoria Car Park· yes
756m
🅿️
Lawton Road Car Park· yes
796m

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

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

27 min walk

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalMile End Hospital · 500 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

764

Parks (1km)

23

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

5

Convenience

Nearest supermarketChina Ark · 1.1 km
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

74m

Post office

Nearby shops

Roman Road News84 m
FreshGo106 m
Mr Bull's Butchers207 m
Brothers Food Store & Off Licence300 m

Nearby cafes

Recharge61 m
Dunk & Sip264 m
Cafe Avenue291 m
Blu Ivy320 m

Nearby restaurants

Greedy Fish & Chips40 m
Greggs153 m
Bagel Chef201 m
Purpleish215 m

Nearby pubs

Angel & Crown46 m
Bon appetit sandwich bar233 m
The Palm Tree346 m
The Florist Arms402 m

Nearby gyms

Neon352 m
Re-Core Pilates407 m
PureGym442 m
Mile End Climbing Wall442 m

Nearby pharmacies

Britannia Pharmacy273 m
Borno771 m
Region Choice Ltd895 m

Nearby health

Family Dental Care69 m
Suttons Wharf Health Centre268 m
Family Nurse Partnership & Health Visiting461 m
Grove Road Surgery490 m
Food hygiene (5-star)76% of 117

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

61

Investment score

Good

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

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

50.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,061m
Crossrail 2 route2,830m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,413 nationally

1,785

Est. population

25,587/km²

54%

Employed

41%

Degree educated

£37,200

Median income

10.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
34%
22%
Under 1829%
18–3434%
35–4922%
50–6410%
65+5%

Tenure

16%
28%
47%
Own outright7%
Own (mortgage)16%
Private rent28%
Social rent47%
Shared ownership2%
Rent free1%

Ethnicity

24%
50%
White British24%
White Other12%
Asian50%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household61%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent47%
Private rent28%

vs. London

Income vs London-11.4%
Price vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
2
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£417,000)

£8,350

Standard buyer

£0

First-time buyer

Save £8,350

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 E2 0QH

Full postcodeE2 0QH
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.528982
Longitude-0.045671
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