Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52836, -0.05367

E2 9PB— Bethnal Green, Tower Hamlets

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 71/100Transport 69/100Yield 4.07%⚠ Knotweed sites nearby

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
71
Schools
90
Transport
69
Environment
69
Investment
68

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E2 9PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.4% vs London avg
vs London crime+91.0% vs London avg

Deep-dive guides for E2 9PB

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E2 9PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John's Church of England Primary School

Not yet inspected · 2 min walk

KS2: 101.0

★★

Secondary

Morpeth School

Good · Inspected Mar 2023 · 6 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 · 12 min walk

11 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

124.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+29% vs borough

Crime by type

Other37%
Violence & sexual offences26%
Anti-social behaviour11%
Drug offences10%
Theft5%
Burglary5%
Robbery4%
Vehicle crime2%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 61m

Crime is +91% above London average

Property

Prices, sales volume and market trends

Avg floor area168 m²

EPC breakdown

C
6%
D
10%
E
5%

Based on 21 properties · Confidence: medium

Street mix

Semi 13%Terraced 19%Flat 69%

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£420,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
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

1995–2021 · CAGR

+1.2%

Total change

+37%

Market Activity

Price Velocity & Acceleration

Current Velocity

-93.9%

per year

Acceleration

-199.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £700k+ · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached13.3%
Terraced20%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£151k£85k-43.6%1.2
Post-dot-com plateau2002–2002£375k£375k+0%1
Pre-crash peak2005–2005£245k£245k+0%1
GFC & correction2009–2012£87k£352k+304.6%1.5
Help-to-Buy recovery2016–2016£1.65m£1.65m+0%2
Brexit uncertainty2018–2018£3.40m£3.40m+0%1
Pandemic surge2021–2021£206k£206k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Bethnal GreenCentral line
1.8 min walk
Cambridge Heath (London)

Nearby stations

Bethnal Green Underground StationCentral
2 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
6 min walk
Cambridge Heath (London)National Rail
6 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
8 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
11 min walk
No bus stops within 400m

65

Walkability score

205

Footpaths (500m)

18

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria39 min ↑
Waterloo32 min ↓
Canary Wharf27 min ↓
City ★19 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)

3

EV chargers (800m)

Total spaces (800m)232
Nearest car park50m
Santander docks (800m)18
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
536m
🅿️
Justines Place
768m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

32 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMile End Hospital · 879 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

315

Parks (1km)

42

Restaurants (800m)

19

Cafes (800m)

11

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

8

Convenience

Nearest supermarketBengali Fonga Market · 360 m
5 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

11

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

487m

Post office

Nearby shops

Vicky's Newsagents89 m
The Green Truffle91 m
Angel Convenience Store94 m
Singh Supermarket126 m

Nearby cafes

Sazzy and Fran Cafe106 m
The Beehive142 m
Quarantacinque144 m
Mandala Café170 m

Nearby restaurants

The Solo Kitchen & Bar122 m
Fatto a mano173 m
Tempo175 m
Arepa & Co179 m

Nearby pubs

The Camel121 m
The Florist Arms157 m
Mother Kelly's174 m
All My Gods177 m

Nearby gyms

BethWall Climbing Centre200 m
York Hall Leisure Centre207 m
Proud Active248 m
Pure Gym370 m

Nearby pharmacies

Britannia Pharmacy291 m
Borno351 m
Boots448 m
Region Choice Ltd584 m

Nearby health

Puresmile102 m
Dental Surgery232 m
The Mission Practice375 m
E2 Dental Practice389 m
Food hygiene (5-star)65% of 239

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

50.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route4,732m
Crossrail 2 route2,505m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,011 nationally

1,753

Est. population

13,694/km²

70%

Employed

60%

Degree educated

£37,200

Median income

6.2%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

19%
41%
24%
Under 1819%
18–3441%
35–4924%
50–6412%
65+6%

Tenure

17%
40%
29%
Own outright11%
Own (mortgage)17%
Private rent40%
Social rent29%
Shared ownership2%

Ethnicity

35%
19%
33%
White British35%
White Other19%
Asian33%
Black5%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household72%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent40%
Social rent29%

vs. London

Income vs London-11.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
66
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
0%
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)
166
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
191 - 205, 191 - 205, Cambridge Heath Road, 58 - 64 Three Colts Lane, E2 6JR149 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
FORMER COUNCIL OFFICES, 27, FORMER COUNCIL OFFICES, 27, BIRKBECK STREET, E2100 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 9PB

Full postcodeE2 9PB
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.528359
Longitude-0.053670
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
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