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Neighbourhood · Tower Hamlets

Bethnal Green North West: house prices and how the area is changing

Official figures for the Bethnal Green North West neighbourhood of Tower Hamlets, England (ONS area Tower Hamlets 005). Headline figures assembled 14 October 2026. Postcodes E2, E8, E9. Figures that read a point use the neighbourhood's centre, near E2 6PE.

A middle-income neighbourhood, showing clear signs of gentrification

Bethnal Green North West is a middle-income neighbourhood; it shows clear signs of gentrification against Tower Hamlets (6 of 18 signals rising, none falling). Flats here typically resell for £520,000 (median resale price, 2023-2025). Recorded crime is lower than across Tower Hamlets (0.8 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Cambridge Heath (London), is about a 5-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.

Typical flat price

£520,000

Median resale price of flats in the neighbourhood, 2023-2025; +10% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Clear signs

Weighted balance +0.32; 6 of 18 signals up, 0 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 4 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 2 to 4.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£69,700

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.8 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Bethnal Green North West sits in Tower Hamlets

  • Typical flat price: 6th highest of 34 neighbourhoods in Tower Hamlets
  • Average household income: 17th highest of 34 neighbourhoods in Tower Hamlets

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Bethnal Green North West

Flat prices: Bethnal Green North West against Tower Hamlets: This neighbourhood £45k (1995) to £495k (2026); Tower Hamlets £54k (1995) to £435k (2026).£107k£472k2026202120162011200620011995This neighbourhood£495kTower Hamlets£435k
Median resale price of flats each year here and across Tower Hamlets, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 14 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

6 of 18 counted signals point towards rising affluence against Tower Hamlets, 0 the other way and 12 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Recorded crime
  • Income deprivation ranking
  • New-build activity
  • Homes selling
  • New stations nearby
  • Benefit claims (DWP)

Stations and schools nearby

Nearest stations

  • Cambridge Heath (London) Railway station, about a 5-minute walk from the neighbourhood's centre (320 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to London Liverpool Street (about 8 min) and Enfield Town (about 28 min).
  • Bethnal Green Underground station, about an 8-minute walk from the neighbourhood's centre (600 m in a straight line).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Lawdale Junior School 290 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023).
  • Nearest state secondary school Oaklands School 200 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 6 areas, Expected standard in 1 (May 2026).

Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Bethnal Green North West

What is the typical flat price in Bethnal Green North West?

£520,000. Median resale price of flats in the neighbourhood, 2023-2025; +10% against 2017-2019.

How does Bethnal Green North West compare with the rest of Tower Hamlets?

Typical flat price: 6th highest of 34 neighbourhoods in Tower Hamlets. Average household income: 17th highest of 34 neighbourhoods in Tower Hamlets.

Is Bethnal Green North West an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Bethnal Green North West gentrifying?

Clear signs. Weighted balance +0.32; 6 of 18 signals up, 0 down, against the borough.

What is the nearest station to Bethnal Green North West?

Cambridge Heath (London). Railway station, about a 5-minute walk from the neighbourhood's centre (320 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to London Liverpool Street (about 8 min) and Enfield Town (about 28 min).

Which state schools are nearest to Bethnal Green North West?

Nearest state primary school. Lawdale Junior School. 290 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023). Nearest state secondary school. Oaklands School. 200 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 6 areas, Expected standard in 1 (May 2026).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.