St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53252, -0.05868

E2 9ED— St Peter's, Tower Hamlets

Location and area intelligence for E2 9ED, St Peter's, Tower Hamlets

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 66/100Transport 66/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
66
Schools
60
Transport
66
Environment
92
Investment
55

The bottom line

E2 9ED offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Young professionals who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E2 9ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for E2 9ED

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

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🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E2 9ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mowlem Primary School

Not yet inspected · 4 min walk

KS2: 103.2

—

Secondary

Oaklands School

Not yet inspected · 5 min walk

P8: +0.45A8: 53.6

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 · 15 min walk

13 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

119.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.0%

+23% vs borough

Crime by type

Other39%
Violence & sexual offences22%
Anti-social behaviour13%
Drug offences6%
Robbery6%
Burglary6%
Theft4%
Vehicle crime3%

Stop & search

2.8

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

16

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 639m

Crime is +83% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,178/m²
Price per ft²£481/ft²
Avg floor area66.2 m²

EPC breakdown

C
23%
D
26%
E
7%
F
2%
G
1%

Based on 59 properties · Confidence: high

Street mix

Semi 3%Terraced 23%Flat 65%Other 10%

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£165,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, 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

1995–2025 · CAGR

+5.3%

Total change

+370%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.1%

per year

Acceleration

-26.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached3.1%
Terraced18.8%
Flat/maisonette78.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£74k+3.9%1.7
Post-dot-com plateau2001–2003£90k£218k+141.7%1.7
Pre-crash peak2005–2007£200k£220k+10%1.7
GFC & correction2008–2012£467k£270k-42.2%1.8
Help-to-Buy recovery2013–2016£250k£418k+67.2%2
Pandemic surge2021–2021£635k£635k+0%1
Rate-rise correction2022–2022£410k£410k+0%1
Current market2024–2025£430k£335k-22.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
9.3%
District
7.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing24
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Bethnal Green Underground StationCentral line
7.5 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

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

63

Walkability score

211

Footpaths (500m)

19

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria42 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City ★25 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

16

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)36
Nearest car park377m
Santander docks (800m)19
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
749m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

32 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

73

Restaurants (800m)

36

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

10

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketBengali Fonga Market · 593 m
1 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

523m

Post office

Nearby shops

Tesco Express75 m
Co-op Food132 m
Forno229 m
Yeast Bakery235 m

Nearby cafes

The Canteen Cafe & Sandwich Bar63 m
Café Tres112 m
Nkora Coffee - Cambridge Heath124 m
Ozone Coffee Roasters174 m

Nearby restaurants

Nepa38 m
Tower Hamlet Pizza98 m
Al-Amin99 m
La Cantina Sociale103 m

Nearby pubs

The Queen Adelaide30 m
The Hare130 m
The Last Tuesday Society254 m
Sebright Arms313 m

Nearby gyms

Fitness4Less82 m
Climbing District264 m
Proud Active339 m
York Hall Leisure Centre373 m

Nearby pharmacies

Borno233 m
Clarks Healthcare560 m
Boots632 m
Fairdale Pharmacy707 m

Nearby health

The Mission Practice212 m
CitySmile Dental Practice356 m
Dental Surgery455 m
London Fields Medical Centre511 m
Food hygiene (5-star)62% of 342

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

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

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

8/100

Velocity score

Future outlook

64.1

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 route4,968m
Crossrail 2 route1,926m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,552 nationally

1,446

Est. population

16,673/km²

65%

Employed

51%

Degree educated

£37,400

Median income

7.5%

Claimant rate

Urban coreVery high densityRenters

28

Community stability

Age profile

20%
42%
23%
Under 1820%
18–3442%
35–4923%
50–649%
65+5%

Tenure

44%
37%
Own outright6%
Own (mortgage)12%
Private rent44%
Social rent37%
Shared ownership1%

Ethnicity

26%
17%
43%
White British26%
White Other17%
Asian43%
Black7%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household74%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent44%
Social rent37%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
69
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
1
Planning apps (3 years)
6
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)
69
Largest scheme
188 homes · Queen Elizabeth Hospital, Queen Elizabeth Hospital, Hackney Road, Kay Street and Goldsmith's Row, E2
Pipeline pressure
NONE

Named schemes (500m)

REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2168 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, MANSFORD STREET, CLAREDALE STREET, TEESDALE STREET, E296 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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Key facts for E2 9ED

Full postcodeE2 9ED
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.532516
Longitude-0.058683
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