St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53265, -0.05543

E2 9HB— St Peter's, Tower Hamlets

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 65/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
65
Schools
60
Transport
62
Environment
92
Investment
50

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E2 9HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for E2 9HB

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

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Postcode Personality

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

“High-connectivity investment target”

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How E2 9HB 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 · 2 min walk

KS2: 103.2

—

Secondary

Oaklands School

Not yet inspected · 7 min walk

P8: +0.45A8: 53.6

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

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 18 min walk

14 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

126.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 322.4%

+31% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour19%
Burglary9%
Theft8%
Vehicle crime4%
Drug offences4%
Robbery3%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 552m

Crime is +94% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,529/m²
Price per ft²£514/ft²
Avg floor area78.4 m²

EPC breakdown

B
10%
C
19%
D
9%
E
3%
F
1%

Based on 42 properties · Confidence: high

Street mix

Terraced 13%Flat 87%

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£196,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

2001–2025 · CAGR

+8.3%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.7%

per year

Acceleration

-44.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 22 sales

Property Type Mix

Total: 22 sales

Terraced13.6%
Flat/maisonette86.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£73k£93k+27.6%2
Pre-crash peak2005–2005£158k£158k+0%2
GFC & correction2008–2012£130k£256k+96.9%1
Help-to-Buy recovery2013–2016£365k£526k+44%1.5
Brexit uncertainty2018–2019£384k£360k-6.2%1.5
Pandemic surge2021–2021£508k£508k+0%2
Current market2025–2025£489k£489k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.9% alpha

Flat/maisonette+2.9% α
Local
8.4%
District
5.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal Green Underground StationCentral line
7.3 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

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

61

Walkability score

211

Footpaths (500m)

19

Santander docks (800m)

0.3 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

33

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)36
Nearest car park152m
Santander docks (800m)19
Nearest cycle dock0.3 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
529m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

33 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

178

Parks (1km)

57

Restaurants (800m)

24

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

21

Sports (1km)

3

Convenience

Nearest supermarketBengali Fonga Market · 644 m
5 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

639m

Post office

Nearby shops

Co-op Food101 m
Forno265 m
Tesco Express290 m
Yeast Bakery368 m

Nearby cafes

Nkora Coffee - Cambridge Heath103 m
Café Tres153 m
Arch's Kitchen182 m
Maple255 m

Nearby restaurants

Istanbul Kebab106 m
Green Glow129 m
La Cantina Sociale131 m
Love Shack132 m

Nearby pubs

The Hare170 m
The Victory225 m
The Queen Adelaide255 m
The Last Tuesday Society275 m

Nearby gyms

Fitness4Less148 m
York Hall Leisure Centre305 m
Proud Active318 m
Climbing District406 m

Nearby pharmacies

Borno186 m
Britannia Pharmacy632 m
Clarks Healthcare653 m
Boots707 m

Nearby health

The Mission Practice166 m
Dental Surgery299 m
CitySmile Dental Practice357 m
Puresmile576 m
Food hygiene (5-star)65% of 294

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

50

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
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 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,090m
Crossrail 2 route2,061m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,254 nationally

1,643

Est. population

30,000/km²

53%

Employed

46%

Degree educated

£37,400

Median income

5.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

27%
30%
24%
14%
Under 1827%
18–3431%
35–4924%
50–6414%
65+4%

Tenure

26%
45%
Own outright7%
Own (mortgage)11%
Private rent26%
Social rent45%
Shared ownership10%
Rent free0%

Ethnicity

32%
31%
White British32%
White Other13%
Asian31%
Black7%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine14%
No car household63%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent45%
Private rent26%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
56
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (3 years)
4
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
80
Largest scheme
168 homes · REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, 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
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 homes
completed
SITE OF, 2-48, SITE OF, 2-48, NOTHIAM STREET, MARE STREET (2-10 & 22), E871 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 9HB

Full postcodeE2 9HB
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.532651
Longitude-0.055433
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