Bethnal Green · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53074, -0.04947

E2 9PW— Bethnal Green, Tower Hamlets

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

The family fortress

 

Top 5% LondonSchools 100%Safety 79/100Transport 60/100Low yield 2.07%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
77
Safety
79
Schools
90
Transport
60
Environment
92
Investment
51

The bottom line

E2 9PW offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £1,100,000 median — 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 9PW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+111.5% vs London avg
vs London income-11.4% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E2 9PW

🛡️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🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E2 9PW 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 · 2 min walk

KS2: 104.9

★★

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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 14 min walk

12 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 412m

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,100,000

Median sale price

Top 10% — 112% above London median

£1,100,000 is 112% above the London median (£520,000)

+12.1%

This year

Terraced

Dominant type

Price history

5-year change
+97.5%
Sales (24 months)5
New build0.0%
Avg terraced£1,100,000
Price per m²£11,567/m²
Price per ft²£1,075/ft²
Avg floor area94.3 m²

EPC breakdown

C
4%
D
20%
E
5%
F
2%

Based on 31 properties · Confidence: high

Street mix

Semi 3%Terraced 90%Flat 6%Other 2%

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

Stamp duty

Standard buyer£51,250
First-time buyerFTB
£51,250
Additional propertyBTL/2nd
£84,250

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

29.6×

Price-to-income

£5,503/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£235,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.9%

Total change

+1194%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

+34.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 67 sales

Property Type Mix

Total: 67 sales

Semi-detached3%
Terraced91%
Flat/maisonette6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£241k+183.5%3.8
Post-dot-com plateau2001–2004£268k£312k+16.2%3
Pre-crash peak2005–2007£365k£438k+19.9%1.5
GFC & correction2008–2012£500k£593k+18.5%1.3
Help-to-Buy recovery2013–2016£561k£900k+60.3%2.5
Brexit uncertainty2017–2018£880k£820k-6.8%2
Pandemic surge2020–2021£910k£557k-38.8%2
Rate-rise correction2022–2023£1.00m£1.25m+24.7%2
Current market2024–2025£976k£1.10m+12.7%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.6%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Bethnal GreenCentral line
6.4 min walk
Cambridge Heath (London)

Nearby stations

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

51

Walkability score

176

Footpaths (500m)

15

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria38 min ≈
Waterloo38 min ≈
Canary Wharf29 min ↓
City ★26 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

38

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)91
Nearest car park116m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
142m
🅿️
Justines Place
484m
🅿️
Victoria Car Park· yes
717m

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

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

36 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMile End Hospital · 811 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

406

Parks (1km)

20

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

7

Convenience

Nearest supermarketBengali Fonga Market · 741 m
5 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

268m

Post office

Nearby shops

Brothers Food Store & Off Licence131 m
Sunwave132 m
Mr Bull's Butchers248 m
FreshGo256 m

Nearby cafes

Cafe Avenue129 m
Dunk & Sip260 m
Recharge277 m
Mandala Café306 m

Nearby restaurants

City of Paris127 m
Purpleish219 m
Bagel Chef247 m
Perfect Fried Chicken268 m

Nearby pubs

The Approach Tavern173 m
Bon appetit sandwich bar251 m
The Camel278 m
The Florist Arms278 m

Nearby gyms

York Hall Leisure Centre414 m
Proud Active487 m
Re-Core Pilates516 m
Neon544 m

Nearby pharmacies

Britannia Pharmacy265 m
Borno473 m
Boots828 m
Region Choice Ltd916 m

Nearby health

Dental Surgery252 m
Family Dental Care300 m
Puresmile389 m
The Mission Practice481 m
Food hygiene (5-star)74% of 117

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

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score50/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

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

17/100

Velocity score

Future outlook

66.9

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,105m
Crossrail 2 route2,503m

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%
Price vs London+111.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
60
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
Largest scheme
316 homes · FORMER GOODS YARD, FORMER GOODS YARD, WARLEY STREET, E2
Pipeline pressure
NONE

Named schemes (500m)

LAND FRONTING, LAND FRONTING, BONNER STREET, STAINSBURY ST, HUNSLETT ST & HARTLEY ST., E259 homes
completed
Sotherby Lodge, 41, Sotherby Lodge, 41, Sewardstone Road, Approach Road, E2 9JQ40 homes
completed
GRASS AREA BOUNDED BY, GRASS AREA BOUNDED BY, BISHOPS WAY, WATERLOO GARDENS, BONNER ROAD, E234 homes
completed
DIGBY STREET DEPOT, DIGBY STREET DEPOT, DIGBY STREET, E230 homes
completed
UNIVERSITY HOUSE DAY NURSERY, UNIVERSITY HOUSE DAY NURSERY, SUGAR LOAF WALK, E224 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,100,000)

£51,250

Standard buyer

£51,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E2 9PW

Full postcodeE2 9PW
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardBethnal Green
Latitude51.530744
Longitude-0.049474
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