Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53129, -0.04557

E2 9PT— Bethnal Green, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 53/100Yield 4.07%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
79
Schools
90
Transport
53
Environment
92
Investment
67

The bottom line

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

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Location

E2 9PT

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-11.4% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E2 9PT

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

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Postcode Personality

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“The family fortress”

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How E2 9PT 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 · 3 min walk

KS2: 104.9

★★

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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.8 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour15%
Drug offences9%
Burglary4%
Theft4%
Vehicle crime4%
Robbery2%

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 · 654m

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area80.9 m²

EPC breakdown

C
6%
D
18%
E
5%

Based on 29 properties · Confidence: medium

Street mix

Terraced 50%Flat 50%

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£202,250
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.2%

Total change

+1061%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.8%

per year

Acceleration

-34.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 46 sales

Property Type Mix

Total: 46 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£223k+197.5%2
Post-dot-com plateau2001–2004£225k£275k+22.2%2.5
Pre-crash peak2005–2006£243k£380k+56.4%4
GFC & correction2010–2012£465k£640k+37.6%1
Help-to-Buy recovery2013–2016£455k£895k+96.7%1.3
Brexit uncertainty2019–2019£401k£401k+0%1
Pandemic surge2021–2021£790k£790k+0%4
Rate-rise correction2022–2023£975k£870k-10.8%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+1.8% α
Local
12.1%
District
10.3%
Terraced+0.3% α
Local
8.9%
District
8.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stepney Green Underground StationDistrict line
12.6 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
10 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
13 min walk
Mile End Underground StationCentral · Hammersmith & City
13 min walk
No bus stops within 400m

47

Walkability score

332

Footpaths (500m)

13

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)

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Parking & EV

Car parks, spaces and charging points

37

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)37
Nearest car park31m
Santander docks (800m)13
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
171m
🅿️
Justines Place
275m
🅿️
Victoria Car Park· yes
513m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 — 4.3 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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

30 min walk

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalMile End Hospital · 733 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

545

Parks (1km)

21

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketChina Ark · 1.3 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)

263m

Post office

Nearby shops

Brothers Food Store & Off Licence157 m
Sunwave159 m
Roman Road News269 m
FreshGo286 m

Nearby cafes

Cafe Avenue155 m
Blu Ivy162 m
Recharge257 m
Pavilion Cafe300 m

Nearby restaurants

City of Paris151 m
Palmers Restaurant233 m
Greedy Fish & Chips243 m
The Hatch295 m

Nearby pubs

Angel & Crown217 m
Pretty Decent277 m
The Crown328 m
Bon appetit sandwich bar387 m

Nearby gyms

Re-Core Pilates239 m
PureGym276 m
Mile End Climbing Wall576 m
Neon601 m

Nearby pharmacies

Britannia Pharmacy424 m
Borno742 m

Nearby health

Family Dental Care189 m
Suttons Wharf Health Centre359 m
Grove Road Surgery496 m
Dental Surgery529 m
Food hygiene (5-star)70% of 107

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

E

High street health

Investment

Investment grade, yield and market outlook

67

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 / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

40.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,289m
Crossrail 2 route2,668m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,498 nationally

1,452

Est. population

25,013/km²

61%

Employed

47%

Degree educated

£37,200

Median income

6.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

21%
32%
21%
15%
Under 1821%
18–3432%
35–4921%
50–6414%
65+11%

Tenure

14%
13%
27%
45%
Own outright14%
Own (mortgage)13%
Private rent27%
Social rent45%
Shared ownership1%

Ethnicity

40%
15%
28%
White British40%
White Other15%
Asian28%
Black9%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household55%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent45%
Private rent27%

vs. London

Income vs London-11.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)
29
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

Victoria Wharf, Victoria Wharf, ROMAN ROAD, 1A PALMERS ROAD, E299 homes
completed
LAND FRONTING, LAND FRONTING, BONNER STREET, STAINSBURY ST, HUNSLETT ST & HARTLEY ST., E259 homes
completed
ADVANCE WHARF AND TWIG FOLLY WHARF, ADVANCE WHARF AND TWIG FOLLY WHARF, GATHORNE STREET, ROMAN ROAD, E259 homes
completed
258-272, 258-272, OLD FORD ROAD, ROYAL VICTOR PLACE (1-13), E353 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 9PT

Full postcodeE2 9PT
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.531291
Longitude-0.045572
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