Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53241, -0.04609

E2 9JG— Bethnal Green, Tower Hamlets

Location and area intelligence for E2 9JG, Bethnal Green, Tower Hamlets

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 49/100Yield 4.07%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
76
Schools
90
Transport
49
Environment
92
Investment
61

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E2 9JG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.0% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E2 9JG

🛡️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

“The family fortress”

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How E2 9JG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bonner Primary School

Good · Inspected Oct 2019 · 4 min walk

KS2: 104.9

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 8 min walk

P8: +0.27A8: 51.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 16 min walk

12 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.2 incidents per 1,000 residents

Better than 55% of London
↑ Rising 270.4%

-39% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour25%
Other24%
Vehicle crime7%
Burglary7%
Theft4%
Drug offences2%
Robbery1%

Stop & search

0.6

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 · 708m

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

C
9%
D
4%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Terraced 55%Flat 46%

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£176,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+6.9%

Total change

+367%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.0%

per year

Acceleration

-21.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 22 sales

Property Type Mix

Total: 22 sales

Terraced54.5%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£107k£190k+77.6%1.3
Post-dot-com plateau2001–2004£205k£241k+17.6%1.2
Pre-crash peak2005–2005£310k£310k+0%1
GFC & correction2008–2010£190k£350k+84.2%1.7
Help-to-Buy recovery2013–2016£310k£700k+125.8%1.3
Brexit uncertainty2017–2019£825k£735k-10.9%1
Pandemic surge2021–2021£500k£500k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.8% alpha

Terraced-1.8% α
Local
9%
District
10.8%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Bethnal GreenCentral line
9.9 min walk
Cambridge Heath (London)

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
10 min walk
Cambridge Heath (London)National Rail
10 min walk
Bethnal Green Underground StationCentral
11 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
15 min walk
Mile End Underground StationCentral · Hammersmith & City
15 min walk
No bus stops within 400m

47

Walkability score

297

Footpaths (500m)

12

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★33 min
City35 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

36

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)17
Nearest car park90m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
158m
🅿️
Justines Place
393m
🅿️
Victoria Car Park· yes
424m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.4 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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

32 min walk

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMile End Hospital · 863 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

398

Parks (1km)

19

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketBengali Fonga Market · 1.0 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

378m

Post office

Nearby shops

Sunwave169 m
Brothers Food Store & Off Licence172 m
Roman Road News382 m
FreshGo395 m

Nearby cafes

Cafe Avenue177 m
Blu Ivy225 m
Pavilion Cafe247 m
BLAS347 m

Nearby restaurants

City of Paris199 m
The Hatch246 m
Mexican Seoul330 m
Palmers Restaurant344 m

Nearby pubs

Pretty Decent305 m
The Crown315 m
Angel & Crown345 m
The Approach Tavern412 m

Nearby gyms

Re-Core Pilates267 m
PureGym296 m
Mile End Climbing Wall692 m
York Hall Leisure Centre697 m

Nearby pharmacies

Britannia Pharmacy509 m
Borno722 m
Sonigra Pharmacy998 m

Nearby health

Family Dental Care316 m
Suttons Wharf Health Centre475 m
Dental Surgery533 m
Grove Road Surgery578 m
Food hygiene (5-star)66% of 106

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

61

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

42.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,381m
Crossrail 2 route2,564m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,737 nationally

1,689

Est. population

17,014/km²

65%

Employed

49%

Degree educated

£37,400

Median income

6.6%

Claimant rate

Inner cityVery high densityMixed

37

Community stability

Age profile

22%
33%
19%
18%
Under 1822%
18–3433%
35–4919%
50–6418%
65+9%

Tenure

13%
22%
55%
Own outright8%
Own (mortgage)13%
Private rent22%
Social rent55%
Shared ownership1%
Rent free0%

Ethnicity

41%
13%
27%
White British41%
White Other13%
Asian27%
Black10%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household64%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent55%
Private rent22%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

ADVANCE WHARF AND TWIG FOLLY WHARF, ADVANCE WHARF AND TWIG FOLLY WHARF, GATHORNE STREET, ROMAN ROAD, E259 homes
completed
LAND FRONTING, LAND FRONTING, BONNER STREET, STAINSBURY ST, HUNSLETT ST & HARTLEY ST., E259 homes
completed
258-272, 258-272, OLD FORD ROAD, ROYAL VICTOR PLACE (1-13), E353 homes
completed
Sotherby Lodge, 41, Sotherby Lodge, 41, Sewardstone Road, Approach Road, E2 9JQ40 homes
completed
BRIDGE WHARF, 224, BRIDGE WHARF, 224, OLD FORD ROAD, E235 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E2 9JG

Full postcodeE2 9JG
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.532415
Longitude-0.046086
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