Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52956, -0.04977

E2 0TF— Bethnal Green, Tower Hamlets

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

The family fortress

 

Top 8% LondonSchools 100%Safety 79/100Transport 62/100Yield 4.07%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
79
Schools
90
Transport
62
Environment
92
Investment
67

The bottom line

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

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Location

E2 0TF

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 0TF

🛡️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 0TF 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 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 12 min walk

14 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 305m

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area67.7 m²

EPC breakdown

C
25%
D
5%
E
6%

Based on 36 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

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£169,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial 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

1997–2022 · CAGR

+7.4%

Total change

+496%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.8%

per year

Acceleration

-39.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£66k£122k+84.2%1.8
Post-dot-com plateau2001–2004£100k£233k+133%2.3
Pre-crash peak2005–2006£195k£183k-6.3%2.5
GFC & correction2008–2012£273k£285k+4.4%1.3
Help-to-Buy recovery2014–2016£420k£518k+23.3%1
Brexit uncertainty2017–2019£345k£443k+28.4%1.5
Rate-rise correction2022–2022£395k£395k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
9%
District
9.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
5.1 min walk
Cambridge Heath (London)

Nearby stations

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

54

Walkability score

168

Footpaths (500m)

17

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

37

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)91
Nearest car park26m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
261m
🅿️
Justines Place
486m

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: 2.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
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

THE WAPPING GROUP PRACTICE

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

35 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalMile End Hospital · 728 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

452

Parks (1km)

25

Restaurants (800m)

16

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

17

Sports (1km)

12

Convenience

Nearest supermarketBengali Fonga Market · 661 m
5 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

218m

Post office

Nearby shops

Mr Bull's Butchers136 m
E&R Natural Food180 m
FreshGo191 m
Co-op Food206 m

Nearby cafes

Dunk & Sip131 m
Mandala Café181 m
Quarantacinque226 m
Recharge231 m

Nearby restaurants

Purpleish107 m
Perfect Fried Chicken135 m
Bagel Chef137 m
The Full Monty170 m

Nearby pubs

Bon appetit sandwich bar130 m
The Florist Arms160 m
The Camel182 m
The Approach Tavern242 m

Nearby gyms

York Hall Leisure Centre386 m
Neon426 m
Proud Active457 m
BethWall Climbing Centre502 m

Nearby pharmacies

Britannia Pharmacy135 m
Borno481 m
Boots749 m
Region Choice Ltd788 m

Nearby health

Dental Surgery247 m
Puresmile273 m
Family Dental Care292 m
The Mission Practice495 m
Food hygiene (5-star)76% of 133

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

67

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

46.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route4,980m
Crossrail 2 route2,581m

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)
64
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
Largest scheme
316 homes · FORMER GOODS YARD, FORMER GOODS YARD, WARLEY STREET, E2
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
GRASS AREA BOUNDED BY, GRASS AREA BOUNDED BY, BISHOPS WAY, WATERLOO GARDENS, BONNER ROAD, E234 homes
completed
DIGBY STREET DEPOT, DIGBY STREET DEPOT, DIGBY STREET, E230 homes
completed
UNIVERSITY HOUSE DAY NURSERY, UNIVERSITY HOUSE DAY NURSERY, SUGAR LOAF WALK, E224 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 0TF

Full postcodeE2 0TF
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.529562
Longitude-0.049769
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