St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53420, -0.05270

E2 9HU— St Peter's, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 58/100Yield 4.07%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
66
Schools
90
Transport
58
Environment
92
Investment
68

The bottom line

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

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Location

E2 9HU

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 9HU

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

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“High-connectivity investment target”

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How E2 9HU 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 · 2 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 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 19 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 703m

Crime is +83% above London average

Property

Prices, sales volume and market trends

Avg floor area59 m²

EPC breakdown

C
4%
D
4%

Based on 8 properties · Confidence: low

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£147,500
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

2000–2022 · CAGR

+7.3%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

+1.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£85k£85k+0%1
Post-dot-com plateau2001–2004£126k£195k+55.4%1
Pre-crash peak2005–2005£175k£175k+0%1
GFC & correction2011–2011£248k£248k+0%1
Help-to-Buy recovery2013–2013£268k£268k+0%1
Brexit uncertainty2018–2018£380k£380k+0%1
Pandemic surge2021–2021£388k£388k+0%2
Rate-rise correction2022–2022£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
5 min walk
Cambridge Heath (London)National Rail
5 min walk
Bethnal Green Underground StationCentral
10 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

50

Walkability score

155

Footpaths (500m)

16

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

32

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)25
Nearest car park186m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
435m
🅿️
Victoria Car Park· yes
726m

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 — 4.0 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

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 1.3 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

180

Parks (1km)

63

Restaurants (800m)

25

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketBengali Fonga Market · 878 m
1 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)

707m

Post office

Nearby shops

Co-op Food352 m
Forno358 m
Sunwave460 m
Brothers Food Store & Off Licence465 m

Nearby cafes

BLAS310 m
Nkora Coffee - Cambridge Heath339 m
Café Tres350 m
Arch's Kitchen436 m

Nearby restaurants

Bistrotheque234 m
Ombra304 m
Flat Earth Pizzas305 m
Istanbul Kebab336 m

Nearby pubs

The Victory209 m
The Approach Tavern324 m
The Hare345 m
The Last Tuesday Society347 m

Nearby gyms

Fitness4Less374 m
Studio Anatomy504 m
York Hall Leisure Centre509 m
Climbing District532 m

Nearby pharmacies

Borno428 m
Sonigra Pharmacy650 m
Clarks Healthcare681 m
Britannia Pharmacy687 m

Nearby health

CitySmile Dental Practice362 m
The Mission Practice412 m
Dental Surgery422 m
The Greenhouse Practice579 m
Food hygiene (5-star)65% of 247

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

68

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

47.4

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,333m
Crossrail 2 route2,080m

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)
48
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
1
Planning apps (3 years)
6
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
NEW KINGSHOLD ESTATE - PHASE 7, NEW KINGSHOLD ESTATE - PHASE 7, KINGSHOLD ROAD, E9128 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

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 9HU

Full postcodeE2 9HU
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.534197
Longitude-0.052700
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