St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53375, -0.05299

E2 9HT— St Peter's, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 59/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
66
Schools
90
Transport
59
Environment
92
Investment
56

The bottom line

E2 9HT offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E2 9HT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E2 9HT meets your needs.

Location

E2 9HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E2 9HT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E2 9HT with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How E2 9HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Mowlem Primary School

Not yet inspected · 1 min walk

KS2: 103.2

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 11 min walk

P8: +0.27A8: 51.3

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

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 18 min walk

15 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 653m

Crime is +83% 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£4,983/m²
Price per ft²£463/ft²
Avg floor area61 m²

EPC breakdown

C
31%
D
19%
E
2%

Based on 52 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£152,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1999–2026 · CAGR

+4.7%

Total change

+242%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.7%

per year

Acceleration

+69.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£95k£95k+0%1
Post-dot-com plateau2002–2004£78k£158k+101.9%2.3
Pre-crash peak2006–2007£175k£273k+56%2.5
GFC & correction2009–2012£235k£210k-10.6%1
Help-to-Buy recovery2013–2016£247k£495k+100.8%1.5
Brexit uncertainty2018–2018£390k£390k+0%1
Pandemic surge2020–2021£375k£500k+33.3%2
Rate-rise correction2022–2022£426k£426k+0%1
Current market2024–2026£253k£325k+28.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
3.2%
District
4.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing4
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 GreenCentral line
8.9 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
4 min walk
Cambridge Heath (London)National Rail
4 min walk
Bethnal Green Underground StationCentral
9 min walk
London Fields Rail StationWeaver · Greater Anglia
11 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

53

Walkability score

207

Footpaths (500m)

17

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

33

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)25
Nearest car park134m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
420m
🅿️
Victoria Car Park· yes
757m

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: 2.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

179

Parks (1km)

62

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

9

Gyms (1km)

20

Sports (1km)

0

Convenience

Nearest supermarketBengali Fonga Market · 824 m
5 tennis courts2 swimming pools4 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)

0

Cinemas (2km)

680m

Post office

Nearby shops

Co-op Food308 m
Forno346 m
Sunwave444 m
Brothers Food Store & Off Licence449 m

Nearby cafes

Nkora Coffee - Cambridge Heath298 m
Café Tres317 m
BLAS348 m
Arch's Kitchen386 m

Nearby restaurants

Bistrotheque216 m
Flat Earth Pizzas289 m
Ombra291 m
Istanbul Kebab297 m

Nearby pubs

The Victory209 m
The Approach Tavern281 m
The Hare316 m
The Last Tuesday Society339 m

Nearby gyms

Fitness4Less337 m
York Hall Leisure Centre456 m
Proud Active493 m
Climbing District519 m

Nearby pharmacies

Borno376 m
Britannia Pharmacy648 m
Clarks Healthcare691 m
Sonigra Pharmacy698 m

Nearby health

The Mission Practice361 m
CitySmile Dental Practice369 m
Dental Surgery372 m
The Greenhouse Practice619 m
Food hygiene (5-star)66% of 248

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

56

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

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

60.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,280m
Crossrail 2 route2,097m

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

Inner cityVery 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
No
Article 4 area
No
Listed buildings (800m)
54
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
87
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
SITE OF, 2-48, SITE OF, 2-48, NOTHIAM STREET, MARE STREET (2-10 & 22), E871 homes
completed
BETHNAL GREEN HOSPITAL (FRONT SITE), BETHNAL GREEN HOSPITAL (FRONT SITE), CAMBRIDGE HEATH ROAD, E249 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

Live in E2 9HT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E2 9HT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

Similar postcodes

Frequently asked questions

📍 Track E2 9HT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E2 9HT

Full postcodeE2 9HT
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.533752
Longitude-0.052993
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