Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52727, -0.02960

E3 2AB— Bow West, Tower Hamlets

Location and area intelligence for E3 2AB, Bow West, Tower Hamlets

The family fortress

 

Top 13% LondonSchools 100%Safety 79/100Transport 65/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
79
Schools
60
Transport
65
Environment
85
Investment
65

The bottom line

E3 2AB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Young professionals.

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Location

E3 2AB

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 income+7.1% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for E3 2AB

🛡️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🔒 Very Safe

“The family fortress”

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How E3 2AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Malmesbury Primary School

Not yet inspected · 1 min walk

KS2: 107.4

—

Secondary

Central Foundation Girls' School

Not yet inspected · 1 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.9 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

-18% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime13%
Burglary8%
Drug offences4%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.1km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E3 district median

£440,750

Based on 457 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,448/m²
Price per ft²£413/ft²
Avg floor area88.3 m²

EPC breakdown

C
15%
D
4%
E
5%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 20%Terraced 13%Flat 67%

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 yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£220,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+1.3%

Total change

+48%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.1%

per year

Acceleration

-31.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached19.7%
Terraced13.1%
Flat/maisonette67.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£250k£205k-18%4
Post-dot-com plateau2001–2004£192k£200k+4.2%3
Pre-crash peak2005–2007£600k£290k-51.7%3.3
GFC & correction2011–2012£305k£1.02m+234.4%2.5
Help-to-Buy recovery2014–2016£400k£1.29m+223.7%2
Brexit uncertainty2017–2019£507k£1.64m+223%1.7
Pandemic surge2020–2021£1.45m£525k-63.8%1
Rate-rise correction2022–2022£530k£530k+0%1
Current market2026–2026£371k£371k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Weakest performer

Semi-detached

-11.3% alpha

Flat/maisonette-0.6% α
Local
6%
District
6.6%
Semi-detached-11.3% α
Local
11.3%
District
22.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Mile End Underground StationHammersmith & City line
3.9 min walk
Hackney Wick

Nearby stations

Bow Road Underground StationHammersmith & City · District
4 min walk
Mile End Underground StationCentral · Hammersmith & City
5 min walk
Bow Church DLR StationDLR
8 min walk
Devons Road DLR StationDLR
12 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
16 min walk
1 bus routes · 5 stops within 400m · 14 buses/hr peak

56

Walkability score

247

Footpaths (500m)

21

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria38 min ≈
Waterloo36 min ↓
Canary Wharf ★23 min
City24 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

29

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)83
Nearest car park199m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
504m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 km

Energy

Solar: 849 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 yield849.2 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

21 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 907 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

403

Parks (1km)

44

Restaurants (800m)

32

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketStroudley Walk Grocery · 821 m
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

745m

Post office

Nearby shops

Tesco Express138 m
Mile End Cash & Carry163 m
RMJ Food & Wine178 m
Bow Food & Wine263 m

Nearby cafes

Mile End Sandwich Bar196 m
Coffee London374 m
The Coffee Room404 m
Rise and Roast406 m

Nearby restaurants

Kam Hon73 m
Tacosmash399 m
The Pizza Room404 m
Milano Pizza404 m

Nearby pubs

The Coborn45 m
The Morgan Arms119 m
The Lord Tredegar300 m
The Rusty Bike307 m

Nearby gyms

Anytime Fitness575 m
Mile End Climbing Wall700 m
Bow Quarter Leisure Centre786 m
Short Breaks Urban Gym856 m

Nearby pharmacies

Forward Pharmacy155 m
Mayor's Pharmacy266 m
Bell Pharmacy586 m
Lincoln Pharmacy1.1 km

Nearby health

Harley Grove Medical Centre140 m
St. Stephen's Health Centre559 m
William Place Dental Aesthetics570 m
Damira Dental Studios660 m
Food hygiene (5-star)64% of 167

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

65

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

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

17/100

Velocity score

Future outlook

65.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,438m
Crossrail 2 route3,829m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,007 nationally

1,419

Est. population

22,098/km²

60%

Employed

46%

Degree educated

£45,000

Median income

7.3%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

20%
39%
20%
13%
Under 1820%
18–3439%
35–4920%
50–6413%
65+8%

Tenure

16%
30%
40%
Own outright11%
Own (mortgage)16%
Private rent30%
Social rent40%
Shared ownership2%
Rent free1%

Ethnicity

33%
43%
White British33%
White Other12%
Asian43%
Black5%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household56%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent40%
Private rent30%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
65
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
Opportunity area
Olympic Legacy
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
252 homes · Former St Clements Hospital, 2, Former St Clements Hospital, 2, Bow Road, E3 4LL
Pipeline pressure
NONE

Named schemes (500m)

Former St Clements Hospital, 2, Former St Clements Hospital, 2, Bow Road, E3 4LL252 homes
completed
FORMER STANTON RUBBER AND PLASTIC SITE, FORMER STANTON RUBBER AND PLASTIC SITE, ORDELL ROAD, E3213 homes
completed
British Street Estate, British Street Estate, Merchant Street, E3185 homes
completed
Mile End, Mile End, Treby Street, Mile End, E3179 homes
completed
64, 64, Tredegar Road, Balmer Road, E3 2EP88 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.6%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Asma BegumLabour
Nathalie BienfaitGreen

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Key facts for E3 2AB

Full postcodeE3 2AB
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.527274
Longitude-0.029597
Parliamentary constituencyStratford and Bow
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