St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.52894, -0.05685

E2 9QT— St Peter's, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 69/100Yield 4.07%⚠ Knotweed sites nearby

Best for: Families, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
70
Schools
60
Transport
69
Environment
69
Investment
67

The bottom line

E2 9QT 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 9QT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for E2 9QT

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

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“High-connectivity investment target”

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How E2 9QT 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 · 3 min walk

KS2: 101.0

—

Secondary

Oaklands School

Not yet inspected · 4 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.6 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 1181.8%

-2% vs borough

Crime by type

Violence & sexual offences28%
Other28%
Anti-social behaviour18%
Vehicle crime9%
Theft8%
Drug offences6%
Robbery2%
Burglary1%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 276m

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area77.2 m²

EPC breakdown

C
30%
D
14%
E
4%
F
1%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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£193,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+6.3%

Total change

+304%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.4%

per year

Acceleration

-22.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£120k£170k+41.6%1
Pre-crash peak2005–2007£194k£250k+28.9%2.3
GFC & correction2010–2011£250k£300k+20%1
Help-to-Buy recovery2013–2015£310k£380k+22.6%2
Brexit uncertainty2017–2019£500k£398k-20.4%1.5
Pandemic surge2021–2021£487k£487k+0%1
Current market2024–2024£485k£485k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
4%
District
5.2%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

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 Green Underground StationCentral line
2.6 min walk
Cambridge Heath (London)

Nearby stations

Bethnal Green Underground StationCentral
3 min walk
Cambridge Heath (London)National Rail
4 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
4 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
7 min walk
WhitechapelElizabeth line
13 min walk
No bus stops within 400m

71

Walkability score

265

Footpaths (500m)

22

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

25

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)107
Nearest car park267m
Santander docks (800m)22
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
683m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.6 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

33 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMile End Hospital · 1.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

194

Parks (1km)

47

Restaurants (800m)

23

Cafes (800m)

10

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketBengali Fonga Market · 227 m
4 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

365m

Post office

Nearby shops

Londis59 m
Cigara Vape Store162 m
City View Off Licence181 m
Universal Food and Wine Centre Ltd281 m

Nearby cafes

Wild Bean Cafe64 m
The Beehive96 m
Rastro Café162 m
Maple171 m

Nearby restaurants

The Japanese Canteen52 m
Arepa & Co59 m
Tempo75 m
Sodo88 m

Nearby pubs

The Dundee Arms65 m
All My Gods67 m
Satan's Whiskers77 m
Mother Kelly's83 m

Nearby gyms

Proud Active107 m
BethWall Climbing Centre137 m
York Hall Leisure Centre153 m
Fitness4Less426 m

Nearby pharmacies

Borno239 m
Boots302 m
Fairdale Pharmacy464 m
Britannia Pharmacy516 m

Nearby health

E2 Dental Practice244 m
The Mission Practice262 m
Dental Surgery309 m
Puresmile327 m
Food hygiene (5-star)61% of 282

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

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

55.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route4,682m
Crossrail 2 route2,321m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,183 nationally

1,490

Est. population

21,736/km²

52%

Employed

37%

Degree educated

£37,400

Median income

8.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

22%
33%
21%
13%
Under 1822%
18–3433%
35–4921%
50–6413%
65+11%

Tenure

23%
62%
Own outright6%
Own (mortgage)8%
Private rent23%
Social rent62%
Shared ownership1%
Rent free0%

Ethnicity

25%
48%
White British25%
White Other11%
Asian48%
Black8%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household70%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent62%
Private rent23%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
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)
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
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 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

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 9QT

Full postcodeE2 9QT
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.528942
Longitude-0.056846
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