Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52995, -0.04817

E2 0QP— Bethnal Green, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 60/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
79
Schools
90
Transport
60
Environment
92
Investment
53

The bottom line

E2 0QP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E2 0QP

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-11.4% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E2 0QP

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E2 0QP 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 · 1 min walk

KS2: 104.9

★★

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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 12 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.8 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour15%
Drug offences9%
Burglary4%
Theft4%
Vehicle crime4%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 421m

Crime is +20% above 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£4,182/m²
Price per ft²£388/ft²
Avg floor area84.9 m²

EPC breakdown

B
1%
C
10%
D
6%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 4%Terraced 42%Flat 50%Other 4%

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£212,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, insulated (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

+5.7%

Total change

+376%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.1%

per year

Acceleration

-9.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached4%
Terraced44%
Flat/maisonette52%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£74k£112k+52.4%1.5
Post-dot-com plateau2001–2004£108k£275k+155.8%2
Pre-crash peak2006–2007£220k£211k-4%1.5
GFC & correction2008–2012£375k£275k-26.7%1
Help-to-Buy recovery2015–2016£500k£360k-28%1
Brexit uncertainty2017–2017£618k£618k+0%2
Pandemic surge2021–2021£750k£750k+0%1
Rate-rise correction2022–2022£548k£548k+0%1
Current market2025–2025£350k£350k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.6% alpha

Weakest performer

Flat/maisonette

-1.9% alpha

Terraced+3.6% α
Local
20.4%
District
16.8%
Flat/maisonette-1.9% α
Local
3.6%
District
5.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
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
Bethnal GreenCentral line
6.5 min walk
Cambridge Heath (London)

Nearby stations

Bethnal Green Underground StationCentral
7 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
8 min walk
Cambridge Heath (London)National Rail
8 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
11 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

47

Walkability score

220

Footpaths (500m)

16

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

38

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)91
Nearest car park94m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
187m
🅿️
Justines Place
377m
🅿️
Victoria Car Park· yes
732m

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

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

30 min walk

0

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalMile End Hospital · 686 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

505

Parks (1km)

12

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

17

Sports (1km)

7

Convenience

Nearest supermarketChina Ark · 1.1 km
5 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

141m

Post office

Nearby shops

FreshGo131 m
Roman Road News137 m
Mr Bull's Butchers154 m
Brothers Food Store & Off Licence154 m

Nearby cafes

Cafe Avenue146 m
Recharge150 m
Dunk & Sip190 m
Mandala Café287 m

Nearby restaurants

City of Paris114 m
Purpleish131 m
Bagel Chef150 m
Greggs161 m

Nearby pubs

Bon appetit sandwich bar168 m
Angel & Crown205 m
The Florist Arms274 m
The Approach Tavern294 m

Nearby gyms

Neon440 m
Re-Core Pilates465 m
York Hall Leisure Centre495 m
PureGym503 m

Nearby pharmacies

Britannia Pharmacy199 m
Borno575 m
Region Choice Ltd877 m

Nearby health

Family Dental Care185 m
Dental Surgery343 m
Puresmile384 m
Suttons Wharf Health Centre451 m
Food hygiene (5-star)74% of 99

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

53

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 score18/100
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

52.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,071m
Crossrail 2 route2,630m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,498 nationally

1,452

Est. population

25,013/km²

61%

Employed

47%

Degree educated

£37,200

Median income

6.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

21%
32%
21%
15%
Under 1821%
18–3432%
35–4921%
50–6414%
65+11%

Tenure

14%
13%
27%
45%
Own outright14%
Own (mortgage)13%
Private rent27%
Social rent45%
Shared ownership1%

Ethnicity

40%
15%
28%
White British40%
White Other15%
Asian28%
Black9%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household55%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent45%
Private rent27%

vs. London

Income vs London-11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
50
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)
28
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

LAND FRONTING, LAND FRONTING, BONNER STREET, STAINSBURY ST, HUNSLETT ST & HARTLEY ST., E259 homes
completed
Sotherby Lodge, 41, Sotherby Lodge, 41, Sewardstone Road, Approach Road, E2 9JQ40 homes
completed
BRIDGE WHARF, 224, BRIDGE WHARF, 224, OLD FORD ROAD, E235 homes
completed
DIGBY STREET DEPOT, DIGBY STREET DEPOT, DIGBY STREET, E230 homes
completed
ABANDONED PLAYGROUND, ABANDONED PLAYGROUND, KIRKWALL PLACE, GLOBE ROAD, E220 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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Key facts for E2 0QP

Full postcodeE2 0QP
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.529949
Longitude-0.048167
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