St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52752, -0.05722

E2 9QH— St Peter's, Tower Hamlets

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

City living at its best

 

Top 5% LondonSchools 100%Safety 69/100Transport 82/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
75
Safety
69
Schools
60
Transport
82
Environment
70
Investment
55

The bottom line

E2 9QH offers exceptional schools (100% Good/Outstanding), low crime and good transport links — strong value for Families and Commuters who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E2 9QH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+107.0% vs London avg

Deep-dive guides for E2 9QH

🛡️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

“City living at its best”

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How E2 9QH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hague Primary School

Not yet inspected · 4 min walk

KS2: 104.4

—

Secondary

Oaklands School

Not yet inspected · 5 min walk

P8: +0.45A8: 53.6

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 13 min walk

16 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

134.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+39% vs borough

Crime by type

Other33%
Violence & sexual offences26%
Anti-social behaviour16%
Theft6%
Drug offences5%
Vehicle crime5%
Robbery5%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 279m

Crime is +107% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£394/m²
Price per ft²£37/ft²
Avg floor area61.3 m²

EPC breakdown

C
1%
D
5%
E
1%
F
2%

Based on 9 properties · Confidence: low

Street mix

Flat 74%Other 26%

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£153,250
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 fuelelectricity (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

1996–2023 · CAGR

+10%

Total change

+1210%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.0%

per year

Acceleration

+44.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£150k+200%1.7
Post-dot-com plateau2001–2004£120k£200k+66.2%1.5
Pre-crash peak2007–2007£215k£215k+0%1
Help-to-Buy recovery2014–2014£342k£342k+0%1
Brexit uncertainty2018–2018£378k£378k+0%1
Pandemic surge2021–2021£420k£420k+0%1
Rate-rise correction2023–2023£655k£655k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.7% alpha

Flat/maisonette-5.7% α
Local
7.4%
District
13.1%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Bethnal Green Underground StationCentral line
1.5 min walk
Bethnal Green

Nearby stations

Bethnal Green Underground StationCentral
2 min walk
Bethnal GreenNational Rail
5 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
5 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
6 min walk
WhitechapelElizabeth line
11 min walk
No bus stops within 400m

73

Walkability score

251

Footpaths (500m)

23

Santander docks (800m)

0.0 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

23

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)111
Nearest car park313m
Santander docks (800m)23
Nearest cycle dock0.0 km

Nearby car parks

🅿️
KPM Parking
775m
🅿️
St James the Less Church Car Park· yes
787m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.4 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 28%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

31 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

189

Parks (1km)

51

Restaurants (800m)

24

Cafes (800m)

13

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

6

Convenience

Nearest supermarketBengali Fonga Market · 96 m
4 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

13

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

274m

Post office

Nearby shops

City View Off Licence27 m
Cigara Vape Store53 m
Universal Food and Wine Centre Ltd157 m
Top Ten177 m

Nearby cafes

Rastro Café48 m
Starbucks99 m
Fuckoffee123 m
The Beehive148 m

Nearby restaurants

Paradise Cottage51 m
La Forchetta67 m
Fatto a mano110 m
Tempo122 m

Nearby pubs

The Shakespeare73 m
Renegade Urban Winery and Bar79 m
The Sun Tavern87 m
Salmon and Ball92 m

Nearby gyms

BethWall Climbing Centre64 m
Proud Active266 m
Pure Gym293 m
York Hall Leisure Centre298 m

Nearby pharmacies

Boots184 m
Fairdale Pharmacy371 m
Borno400 m
Old Maids Pharmacy478 m

Nearby health

E2 Dental Practice126 m
Puresmile329 m
The Mission Practice423 m
Dental Surgery432 m
Food hygiene (5-star)60% of 283

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

55

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route4,531m
Crossrail 2 route2,433m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,827 nationally

1,808

Est. population

16,416/km²

63%

Employed

50%

Degree educated

£44,100

Median income

7.6%

Claimant rate

Urban coreVery high densityRenters

32

Community stability

Age profile

19%
45%
21%
Under 1819%
18–3445%
35–4921%
50–6410%
65+6%

Tenure

15%
40%
32%
Own outright12%
Own (mortgage)15%
Private rent40%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

29%
21%
35%
White British29%
White Other21%
Asian35%
Black5%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household68%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
60
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
0%
Borough approval rate
54%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
165
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)

191 - 205, 191 - 205, Cambridge Heath Road, 58 - 64 Three Colts Lane, E2 6JR149 homes
completed
455-463, 455-463, BETHNAL GREEN ROAD, E2100 homes
completed
FORMER COUNCIL OFFICES, 27, FORMER COUNCIL OFFICES, 27, BIRKBECK STREET, E2100 homes
completed
Land part of 31, Land part of 31, Three Colts Lane, Violet Street, E267 homes
completed
13-19, 13-19, Herald Street, E2 6JT62 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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Key facts for E2 9QH

Full postcodeE2 9QH
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.527519
Longitude-0.057223
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