Weavers · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52968, -0.07184

E2 7QQ— Weavers, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 63/100Yield 4.07%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
77
Schools
90
Transport
63
Environment
47
Investment
65

The bottom line

E2 7QQ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E2 7QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E2 7QQ

🛡️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 family fortress”

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How E2 7QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Columbia Primary School

Good · Inspected Jul 2023 · 2 min walk

★★

Secondary

Haggerston School

Good · Inspected Dec 2022 · 4 min walk

P8: +0.21A8: 48.7

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 3 min walk

11 primaries · 5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.0km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area78.6 m²

EPC breakdown

C
8%
D
32%
E
1%

Based on 41 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£196,500
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
WallsCavity wall, 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

1997–2021 · CAGR

+10.6%

Total change

+1017%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.2%

per year

Acceleration

+28.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£116k+114.8%2
Post-dot-com plateau2001–2002£125k£168k+34.4%1
Pre-crash peak2005–2007£195k£292k+49.5%2
GFC & correction2009–2011£240k£312k+30%1
Help-to-Buy recovery2013–2014£248k£428k+72.4%1.5
Brexit uncertainty2017–2019£570k£510k-10.5%1
Pandemic surge2021–2021£603k£603k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
11.8%
District
10.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Aldgate East Underground StationHammersmith & City line
19 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
4 min walk
HoxtonNational Rail
4 min walk
Shoreditch High Street Rail StationWindrush
9 min walk
Haggerston Rail StationWindrush
13 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
13 min walk
No bus stops within 400m

70

Walkability score

330

Footpaths (500m)

32

Santander docks (800m)

0.2 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

18

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)19
Nearest car park215m
Santander docks (800m)32
Nearest cycle dock0.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

32 min walk

99%

Recommend GP

99%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 339 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

85

Restaurants (800m)

46

Cafes (800m)

10

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

15

Sports (1km)

9

Convenience

Nearest supermarketEarthed · 355 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

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

2

Libraries (1km)

8

Cinemas (2km)

115m

Post office

Nearby shops

Embas Express152 m
Lily Vanilli Bakery154 m
Bahar Minimarket154 m
Pavilion Bakery171 m

Nearby cafes

Long White Cloud153 m
Campania155 m
Cake Hole Cafe / Vintage Heaven155 m
Hermanos Colombian Coffee Roasters165 m

Nearby restaurants

Yard Sale Pizza116 m
Brawn138 m
Morito146 m
Simply The Best Fish Bar147 m

Nearby pubs

Folklore118 m
Sager + Wilde147 m
The Nelson's157 m
The Birdcage162 m

Nearby gyms

BFT Hackney195 m
PureGym225 m
Reformer LDN235 m
Labs fitness253 m

Nearby pharmacies

Columbia Pharmacy152 m
Florida Pharmacy613 m
Old Maids Pharmacy641 m
Clarks Healthcare716 m

Nearby health

Smilestone Dental143 m
Mildmay Mission Hospital339 m
Cosmo Clinic498 m
AP Dental Practice524 m
Food hygiene (5-star)59% of 273

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

65

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 score41/100
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

61

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,252m
Crossrail 2 route1,635m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
102
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
0%
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)
20
Largest scheme
394 homes · Haggerstone West and Kingsland Estates Phase 2, Haggerstone West and Kingsland Estates Phase 2, Kingsland Road, E8 2TJ
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
211-227, 211-227, Hackney Road, E2 8NA83 homes
completed
CAR PARK SITE, CAR PARK SITE, CREMER STREET, E2 8HD69 homes
completed
SONNING & CULHAM HOUSES, BOUNDARY ESTATE, SONNING & CULHAM HOUSES, BOUNDARY ESTATE, ROCHELLE STREET, E250 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

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E2 7QQ

Full postcodeE2 7QQ
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardWeavers
Latitude51.529684
Longitude-0.071837
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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