St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53127, -0.05179

E2 9LY— St Peter's, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 63/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
65
Schools
90
Transport
63
Environment
92
Investment
53

The bottom line

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

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Location

E2 9LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 9LY

🛡️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 9LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Elizabeth Catholic Primary School

Not yet inspected · 2 min walk

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 7 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 · 15 min walk

13 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 390m

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£8,293/m²
Price per ft²£770/ft²
Avg floor area93.5 m²

EPC breakdown

C
19%
D
22%
E
1%

Based on 42 properties · Confidence: high

Street mix

Semi 3%Terraced 33%Detached 5%Flat 59%

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£233,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+457%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.2%

per year

Acceleration

+1.71

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 39 sales

Property Type Mix

Total: 39 sales

Detached5.1%
Semi-detached2.6%
Terraced33.3%
Flat/maisonette59%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£141k£212k+49.9%1.6
Post-dot-com plateau2002–2004£220k£279k+26.6%3.5
Pre-crash peak2005–2007£561k£377k-32.8%2
GFC & correction2009–2012£340k£463k+36%1.7
Help-to-Buy recovery2013–2016£585k£1.68m+186.3%1
Brexit uncertainty2017–2019£750k£635k-15.3%1.3
Pandemic surge2021–2021£670k£670k+0%2
Current market2024–2025£720k£786k+9.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
5.6%
District
6.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
5 min walk
Cambridge Heath (London)National Rail
5 min walk
Bethnal Green Underground StationCentral
6 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
12 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
14 min walk
No bus stops within 400m

52

Walkability score

160

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)

10

EV chargers (800m)

Total spaces (800m)37
Nearest car park64m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
267m
🅿️
Justines Place
654m
🅿️
Victoria Car Park· yes
800m

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

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

37 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 961 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

270

Parks (1km)

41

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

4

Convenience

Nearest supermarketBengali Fonga Market · 651 m
5 tennis courts2 swimming pools3 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)

0

Cinemas (2km)

429m

Post office

Nearby shops

Sunwave273 m
Brothers Food Store & Off Licence274 m
E&R Natural Food359 m
Mr Bull's Butchers372 m

Nearby cafes

Bangladeshi Parents & Carers Association Canteen238 m
Gallery Café249 m
Cafe Avenue277 m
Maple340 m

Nearby restaurants

City of Paris288 m
Perfect Fried Chicken339 m
Perfetto Pizza341 m
Purpleish343 m

Nearby pubs

The Approach Tavern9 m
The Camel266 m
The Florist Arms302 m
Satan's Whiskers363 m

Nearby gyms

York Hall Leisure Centre286 m
Proud Active353 m
Fitness4Less433 m
BethWall Climbing Centre506 m

Nearby pharmacies

Borno312 m
Britannia Pharmacy361 m
Boots734 m
Region Choice Ltd925 m

Nearby health

Dental Surgery130 m
The Mission Practice317 m
Puresmile389 m
Family Dental Care470 m
Food hygiene (5-star)70% of 209

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

53

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 score23/100
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

51.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,078m
Crossrail 2 route2,347m

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

Urban coreVery 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
Yes
Article 4 area
No
Listed buildings (800m)
59
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
26
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
LAND FRONTING, LAND FRONTING, BONNER STREET, STAINSBURY ST, HUNSLETT ST & HARTLEY ST., E259 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

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Key facts for E2 9LY

Full postcodeE2 9LY
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.531268
Longitude-0.051787
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