St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53233, -0.06550

E2 8GR— St Peter's, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 55/100Low yield 3.11%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
70
Schools
60
Transport
55
Environment
70
Investment
51

The bottom line

E2 8GR offers exceptional schools (100% Good/Outstanding) and low crime at £733,500 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E2 8GR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+41.1% vs London avg
vs London income+5.0% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for E2 8GR

🛡️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 8GR 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 · 2 min walk

KS2: 107.1

—

Secondary

City of London Academy, Shoreditch Park

Not yet inspected · Inspected Jan 2025 · 2 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 · 9 min walk

13 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 255.6%

-2% vs borough

Crime by type

Other31%
Violence & sexual offences25%
Anti-social behaviour17%
Burglary10%
Vehicle crime6%
Theft5%
Drug offences4%
Robbery2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 984m

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£733,500

Median sale price

Above London median by 41%

£733,500 is 41% above the London median (£520,000)

+26.7%

This year

Flat

Dominant type

Price history

Sales (24 months)6
New build0.0%
Avg flat£733,500
Price per m²£9,806/m²
Price per ft²£911/ft²
Avg floor area74.8 m²

EPC breakdown

B
22%
C
4%

Based on 26 properties · Confidence: medium

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£24,175
First-time buyerFTB
£24,175
Additional propertyBTL/2nd
£46,180

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

16.6×

Price-to-income

£3,669/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£187,000
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 0.20 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2026 · CAGR

+20.6%

Total change

+75%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.5%

per year

Acceleration

-9.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£525k£525k+0%1
Current market2025–2026£722k£920k+27.5%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+38.9% alpha

Flat/maisonette+38.9% α
Local
27.5%
District
-11.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
10.8 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
7 min walk
Cambridge Heath (London)National Rail
7 min walk
Hoxton Rail StationWindrush
9 min walk
Bethnal Green Underground StationCentral
11 min walk
Haggerston Rail StationWindrush
13 min walk
No bus stops within 400m

61

Walkability score

330

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)19
Nearest car park174m
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 waterMEDIUM
Medium
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: 1.4 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

30 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 867 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

200

Parks (1km)

34

Restaurants (800m)

32

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketMas Bazar Bethnal Green · 660 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

558m

Post office

Nearby shops

News Corner73 m
Get Loose89 m
Greedy Cow Bakes164 m
Sainsbury's Local363 m

Nearby cafes

Logma91 m
Beigel & Brew144 m
Caffe-in146 m
A Portuguese Love Affair158 m

Nearby restaurants

Frizzante99 m
Zeytoona100 m
Little Georgia105 m
Indian Greedy Cow201 m

Nearby pubs

Sebright Arms169 m
The Virgin Queen174 m
Equal Parts306 m
The Marksman323 m

Nearby gyms

BFT Hackney340 m
Climbing District442 m
Waking Dreams468 m
Fitness4Less552 m

Nearby pharmacies

Columbia Pharmacy523 m
Clarks Healthcare630 m
Old Maids Pharmacy640 m
Florida Pharmacy641 m

Nearby health

London Fields Medical Centre561 m
Bethnal Green Health Centre604 m
Smilestone Dental615 m
The Mission Practice645 m
Food hygiene (5-star)58% of 265

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

A

High street health

Investment

Investment grade, yield and market outlook

51

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

69.6

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 route4,722m
Crossrail 2 route1,660m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,187 nationally

2,019

Est. population

19,462/km²

70%

Employed

56%

Degree educated

£44,100

Median income

6.2%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

23%
38%
25%
Under 1823%
18–3438%
35–4925%
50–6411%
65+4%

Tenure

18%
41%
29%
Own outright9%
Own (mortgage)18%
Private rent41%
Social rent29%
Shared ownership3%
Rent free0%

Ethnicity

27%
19%
38%
White British27%
White Other19%
Asian38%
Black6%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household69%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent41%
Social rent29%

vs. London

Income vs London+5.0%
Price vs London+41.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
60
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)
4
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)
2
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
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)

Haggerstone West and Kingsland Estates Phase 2, Haggerstone West and Kingsland Estates Phase 2, Kingsland Road, E8 2TJ394 homes
completed
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 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£733,500)

£24,175

Standard buyer

£24,175

First-time buyer

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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Key facts for E2 8GR

Full postcodeE2 8GR
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.532332
Longitude-0.065496
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