Weavers · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52834, -0.07482

E2 7PP— Weavers, Tower Hamlets

Location and area intelligence for E2 7PP, Weavers, Tower Hamlets

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 63/100Yield 5.47%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
77
Schools
90
Transport
63
Environment
42
Investment
58

The bottom line

E2 7PP offers exceptional schools (100% Good/Outstanding) and low crime at £417,000 median — a strong choice for Families.

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Location

E2 7PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-19.8% vs London avg
vs London income-1.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E2 7PP

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

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Postcode Personality

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“The practical family move”

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How E2 7PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Virginia Primary School

Not yet inspected · 3 min walk

★★

Secondary

Haggerston School

Good · Inspected Dec 2022 · 6 min walk

P8: +0.21A8: 48.7

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 1 min walk

10 primaries · 6 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.1 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-12% vs borough

Crime by type

Other26%
Anti-social behaviour22%
Violence & sexual offences20%
Theft10%
Drug offences7%
Robbery6%
Vehicle crime5%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 766m

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 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)

-32.8%

This year

Flat

Dominant type

Price history

5-year change
+8.4%
Sales (24 months)7
New build0.0%
Avg flat£417,000
Price per m²£6,881/m²
Price per ft²£639/ft²
Avg floor area60.7 m²

EPC breakdown

C
24%
D
5%
E
1%

Based on 30 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

10.1×

Price-to-income

£2,086/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£151,750
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+6.1%

Total change

+399%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.1%

per year

Acceleration

-23.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£68k£85k+24.1%2.5
Post-dot-com plateau2001–2004£80k£140k+75%3
Pre-crash peak2005–2007£135k£182k+34.8%1
GFC & correction2008–2012£303k£155k-48.8%1
Help-to-Buy recovery2014–2016£390k£550k+41%1
Brexit uncertainty2017–2018£530k£350k-34%1
Pandemic surge2020–2020£308k£308k+0%2
Current market2024–2026£500k£342k-31.7%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.1%
District
5.9%

CAGR over 27yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Liverpool Street StationElizabeth line line
14.3 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
4 min walk
HoxtonNational Rail
4 min walk
Shoreditch High Street Rail StationWindrush
7 min walk
Old Street Underground StationNorthern
12 min walk
Haggerston Rail StationWindrush
14 min walk
No bus stops within 400m

78

Walkability score

266

Footpaths (500m)

35

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge20 min ↓
Victoria36 min ↓
Waterloo35 min ↓
Canary Wharf22 min ↓
City ★18 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

16

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)125
Nearest car park70m
Santander docks (800m)35
Nearest cycle dock0.0 km

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: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

ST. KATHERINE'S DOCK PRACTICE

FLAT 12, NIGHTINGALE HOUSE, 50 THOMAS MORE STREET, E1W 1UA

30 min walk

99%

Recommend GP

99%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 86 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

168

Restaurants (800m)

67

Cafes (800m)

19

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketEarthed · 104 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

19

Late-night venues

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

2

Libraries (1km)

8

Cinemas (2km)

288m

Post office

Nearby shops

Shoreditch Food & Wine108 m
Tesco Express109 m
Virginia Supermarket128 m
Bahar Minimarket249 m

Nearby cafes

Rise & Bloom127 m
Nkora168 m
Cafe Di Ross176 m
Damsel Collective215 m

Nearby restaurants

Pineapple Express77 m
Caglar Kebab79 m
Taste of China82 m
Zamzam Grill85 m

Nearby pubs

The Arcanist's Tavern115 m
Great Beyond Brewery181 m
Mikkeller Bar London186 m
Alcotraz193 m

Nearby gyms

Labs fitness152 m
Reformer LDN208 m
PureGym241 m
Amica Shoreditch340 m

Nearby pharmacies

Columbia Pharmacy316 m
Judd's Pharmacy629 m
Florida Pharmacy740 m
Old Maids Pharmacy776 m

Nearby health

Mildmay Mission Hospital86 m
Smilestone Dental225 m
Liberty Dentists422 m
Cosmo Clinic499 m
Food hygiene (5-star)63% of 412

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

58

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 score59/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

73.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,026m
Crossrail 2 route1,631m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,026 nationally

1,845

Est. population

30,000/km²

59%

Employed

48%

Degree educated

£41,300

Median income

7.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

24%
32%
23%
13%
Under 1824%
18–3432%
35–4923%
50–6413%
65+8%

Tenure

25%
50%
Own outright13%
Own (mortgage)11%
Private rent25%
Social rent50%
Shared ownership2%
Rent free0%

Ethnicity

28%
17%
39%
White British28%
White Other17%
Asian39%
Black8%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household68%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent50%
Private rent25%

vs. London

Income vs London-1.7%
Price vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
135
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
54%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
37
Largest scheme
360 homes · 32 - 42, 32 - 42, Bethnal Green Road, E2
Pipeline pressure
NONE

Named schemes (500m)

97-137, 97-137, Hackney Road, E2 8ET183 homes
completed
Mildmay Mission Hospital, Mildmay Mission Hospital, Hackney Road, London, E2 7NA139 homes
completed
Former News International, 1, Former News International, 1, Virginia Road, E98 1XY133 homes
completed
1-13, 1-13, Long Street, Hackney, E2 8HJ73 homes
completed
CAR PARK SITE, CAR PARK SITE, CREMER STREET, E2 8HD69 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
24.1%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Kabir AhmedAspire
Asma IslamLabour and Co-operative Party

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 7PP

Full postcodeE2 7PP
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardWeavers
Latitude51.528340
Longitude-0.074820
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