Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52944, -0.05478

E2 9PH— Bethnal Green, Tower Hamlets

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 71/100Transport 68/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
71
Schools
60
Transport
68
Environment
69
Investment
54

The bottom line

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

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

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Location

E2 9PH

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 9PH

🛡️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 9PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John's Church of England Primary School

Not yet inspected · 1 min walk

KS2: 101.0

—

Secondary

Oaklands School

Not yet inspected · 6 min walk

P8: +0.45A8: 53.6

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 14 min walk

13 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 203m

Crime is +91% 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£22,272/m²
Price per ft²£2,069/ft²
Avg floor area78 m²

EPC breakdown

C
2%
D
4%

Based on 6 properties · Confidence: low

Street mix

Terraced 29%Flat 71%

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£195,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1997–2025 · CAGR

+10.7%

Total change

+1633%

Market Activity

Price Velocity & Acceleration

Current Velocity

+316.0%

per year

Acceleration

+304.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 17 sales

Property Type Mix

Total: 17 sales

Terraced29.4%
Flat/maisonette70.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£150k£135k-10%2
Post-dot-com plateau2002–2004£446k£237k-46.9%1
Pre-crash peak2006–2007£310k£558k+80%1.5
GFC & correction2009–2009£340k£340k+0%1
Help-to-Buy recovery2013–2013£280k£280k+0%1
Pandemic surge2020–2021£530k£563k+6.1%1
Current market2024–2025£625k£2.60m+316%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Bethnal GreenCentral line
3 min walk
Cambridge Heath (London)

Nearby stations

Bethnal Green Underground StationCentral
3 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
4 min walk
Cambridge Heath (London)National Rail
4 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
9 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
13 min walk
No bus stops within 400m

65

Walkability score

229

Footpaths (500m)

20

Santander docks (800m)

0.1 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)

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Parking & EV

Car parks, spaces and charging points

33

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)91
Nearest car park154m
Santander docks (800m)20
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
530m

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 AONB22% green spaceTree canopy: 67%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

34 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMile End Hospital · 1.0 km
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

200

Parks (1km)

44

Restaurants (800m)

20

Cafes (800m)

9

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

17

Sports (1km)

8

Convenience

Nearest supermarketBengali Fonga Market · 360 m
5 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

515m

Post office

Nearby shops

Londis97 m
Vicky's Newsagents230 m
The Green Truffle232 m
Angel Convenience Store234 m

Nearby cafes

Gallery Café48 m
Bangladeshi Parents & Carers Association Canteen56 m
Wild Bean Cafe92 m
The Beehive127 m

Nearby restaurants

Foodeez105 m
Hulya's Cafe & Restaurant107 m
Sodo131 m
The Japanese Canteen133 m

Nearby pubs

Satan's Whiskers96 m
The Dundee Arms96 m
All My Gods145 m
Mother Kelly's157 m

Nearby gyms

York Hall Leisure Centre64 m
Proud Active117 m
BethWall Climbing Centre219 m
Fitness4Less415 m

Nearby pharmacies

Borno208 m
Britannia Pharmacy387 m
Boots444 m
Fairdale Pharmacy615 m

Nearby health

Dental Surgery161 m
The Mission Practice232 m
Puresmile241 m
E2 Dental Practice383 m
Food hygiene (5-star)65% of 268

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

54

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route4,800m
Crossrail 2 route2,363m

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)
60
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
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)
164
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
FORMER COUNCIL OFFICES, 27, FORMER COUNCIL OFFICES, 27, BIRKBECK STREET, E2100 homes
completed
455-463, 455-463, BETHNAL GREEN ROAD, 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 9PH

Full postcodeE2 9PH
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.529439
Longitude-0.054777
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