St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53243, -0.05302

E2 9NE— St Peter's, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 59/100Yield 4.07%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
65
Schools
90
Transport
59
Environment
92
Investment
63

The bottom line

E2 9NE 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 9NE

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 9NE

🛡️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 9NE 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 · 9 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 · 17 min walk

15 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

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 · 506m

Crime is +94% above London average

Property

Prices, sales volume and market trends

Avg floor area85 m²

EPC breakdown

C
3%
D
1%
E
1%
F
1%

Based on 6 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£212,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+9.8%

Total change

+932%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

+10.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£60k£60k+0%2
Pre-crash peak2005–2005£206k£206k+0%2
GFC & correction2011–2011£280k£280k+0%1
Brexit uncertainty2018–2018£540k£540k+0%1
Rate-rise correction2022–2023£550k£620k+12.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.4% alpha

Flat/maisonette+4.4% α
Local
19.2%
District
14.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
7.1 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
8 min walk
London Fields Rail StationWeaver · Greater Anglia
13 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

53

Walkability score

210

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

34

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)25
Nearest car park21m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
361m
🅿️
Justines Place
780m

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

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

THE WAPPING GROUP PRACTICE

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

38 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 · 1.1 km
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

203

Parks (1km)

44

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketBengali Fonga Market · 696 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)

576m

Post office

Nearby shops

Co-op Food263 m
Sunwave377 m
Brothers Food Store & Off Licence380 m
Forno406 m

Nearby cafes

Nkora Coffee - Cambridge Heath271 m
Bangladeshi Parents & Carers Association Canteen299 m
Arch's Kitchen299 m
Gallery Café306 m

Nearby restaurants

Istanbul Kebab275 m
Bistrotheque281 m
Green Glow285 m
Love Shack291 m

Nearby pubs

The Approach Tavern149 m
The Victory307 m
The Hare332 m
Satan's Whiskers394 m

Nearby gyms

Fitness4Less317 m
York Hall Leisure Centre321 m
Proud Active368 m
Climbing District564 m

Nearby pharmacies

Borno272 m
Britannia Pharmacy515 m
Boots772 m
Clarks Healthcare783 m

Nearby health

Dental Surgery225 m
The Mission Practice265 m
CitySmile Dental Practice467 m
Puresmile516 m
Food hygiene (5-star)67% of 237

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

63

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

44.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,150m
Crossrail 2 route2,196m

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
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

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E2 9NE

Full postcodeE2 9NE
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.532431
Longitude-0.053020
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