St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53158, -0.06599

E2 8FU— St Peter's, Tower Hamlets

Location and area intelligence for E2 8FU, St Peter's, Tower Hamlets

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 54/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
77
Schools
60
Transport
54
Environment
70
Investment
55

The bottom line

E2 8FU offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E2 8FU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for E2 8FU

🛡️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 8FU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Sebright School

Not yet inspected · 3 min walk

KS2: 107.1

—

Secondary

City of London Academy, Shoreditch Park

Not yet inspected · Inspected Jan 2025 · 3 min walk

P8: +0.68A8: 58.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 8 min walk

12 primaries · 5 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

84.6 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-12% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour20%
Vehicle crime7%
Burglary7%
Drug offences6%
Theft4%
Robbery3%

Road safety

91

Road safety score

9

Accidents (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 975m

Crime is +30% 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£7,483/m²
Price per ft²£695/ft²
Avg floor area74.3 m²

EPC breakdown

B
58%
C
7%

Based on 65 properties · Confidence: high

Street mix

Terraced 2%Flat 99%

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£185,750
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2026 · CAGR

+1.7%

Total change

+18%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

+28.12

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 68 sales

Property Type Mix

Total: 68 sales

Terraced1.5%
Flat/maisonette98.5%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£465k£465k+0%57
Brexit uncertainty2018–2019£525k£721k+37.3%1
Pandemic surge2020–2021£640k£425k-33.6%1
Rate-rise correction2022–2023£740k£655k-11.5%1.5
Current market2024–2026£685k£550k-19.7%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
1.4%
District
0.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing8
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 Green Underground StationCentral line
10.5 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
8 min walk
Cambridge Heath (London)National Rail
8 min walk
Hoxton Rail StationWindrush
8 min walk
Bethnal Green Underground StationCentral
11 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
12 min walk
No bus stops within 400m

62

Walkability score

308

Footpaths (500m)

27

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria51 min ↑
Waterloo45 min ↑
Canary Wharf37 min ↓
City ★35 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)19
Nearest car park264m
Santander docks (800m)27
Nearest cycle dock0.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

31 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 791 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

204

Parks (1km)

34

Restaurants (800m)

30

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketMas Bazar Bethnal Green · 574 m
3 tennis courts2 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)

5

Cinemas (2km)

603m

Post office

Nearby shops

Get Loose35 m
News Corner164 m
Greedy Cow Bakes182 m
Maks News300 m

Nearby cafes

Beigel & Brew53 m
Caffe-in55 m
A Portuguese Love Affair69 m
Logma180 m

Nearby restaurants

Frizzante45 m
Indian Greedy Cow119 m
Zeytoona189 m
Little Georgia195 m

Nearby pubs

Sebright Arms205 m
Equal Parts247 m
The Marksman257 m
The Virgin Queen264 m

Nearby gyms

BFT Hackney277 m
Climbing District521 m
Waking Dreams557 m
Fitness4Less599 m

Nearby pharmacies

Columbia Pharmacy437 m
Florida Pharmacy563 m
Old Maids Pharmacy565 m
Fairdale Pharmacy610 m

Nearby health

Bethnal Green Health Centre527 m
Smilestone Dental555 m
Vidadent Practice609 m
AP Dental Practice618 m
Food hygiene (5-star)58% of 246

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

55

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,632m
Crossrail 2 route1,708m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,300 nationally

1,868

Est. population

28,404/km²

58%

Employed

43%

Degree educated

£44,100

Median income

10.0%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

22%
31%
23%
13%
Under 1822%
18–3431%
35–4923%
50–6413%
65+10%

Tenure

14%
22%
57%
Own outright7%
Own (mortgage)14%
Private rent22%
Social rent57%
Shared ownership1%

Ethnicity

24%
16%
44%
White British24%
White Other16%
Asian44%
Black9%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household67%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent57%
Private rent22%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
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)
10
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)

Queen Elizabeth Hospital, Queen Elizabeth Hospital, Hackney Road, Kay Street and Goldsmith's Row, E2188 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, MANSFORD STREET, CLAREDALE STREET, TEESDALE STREET, E296 homes
completed
Site Bounded By, Site Bounded By, Claredale Street, Sheldon Place, Mansford Street, E277 homes
completed
SITE AT, SITE AT, POLLARD ROW, IVIMEY STREET, SQUIRRIES STREET, E254 homes
completed
Site At North West Junction Of, Site At North West Junction Of, Old Bethnal Green Road, Mansford Street, E253 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
16.2%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Musthak AhmedAspire
Abu Talha ChowdhuryAspire
Amin RahmanAspire

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E2 8FU

Full postcodeE2 8FU
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.531575
Longitude-0.065990
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