Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52831, -0.02451

E3 2AF— Bow West, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 67/100Yield 5.17%

Best for: Families, Investors, Young professionals

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Strong for families — high safety and school scores

Liveability
71
Safety
83
Schools
100
Transport
67
Environment
72
Investment
78

The bottom line

E3 2AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

E3 2AF

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-20.0% vs London avg

Deep-dive guides for E3 2AF

🛡️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

“The family fortress”

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How E3 2AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Wellington Primary School

Outstanding · Inspected Dec 2023 · 4 min walk

KS2: 108.1

—

Secondary

Central Foundation Girls' School

Not yet inspected · 4 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 7 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
→ Stable

-46% vs borough

Crime by type

Violence & sexual offences34%
Other19%
Anti-social behaviour12%
Theft10%
Vehicle crime10%
Drug offences8%
Burglary5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.1km

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area72.6 m²

EPC breakdown

C
34%
D
8%
E
1%

Based on 43 properties · Confidence: high

Street mix

Terraced 6%Flat 94%

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 yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£181,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

1997–2021 · CAGR

+9.1%

Total change

+716%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-55.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 32 sales

Property Type Mix

Total: 32 sales

Terraced6.3%
Flat/maisonette93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£115k+109.1%1
Post-dot-com plateau2001–2004£90k£180k+101.1%3.2
Pre-crash peak2005–2007£175k£239k+37%1.3
GFC & correction2009–2010£190k£223k+17.4%1.5
Help-to-Buy recovery2013–2016£250k£295k+18%1.3
Brexit uncertainty2017–2018£425k£295k-30.6%1
Pandemic surge2020–2021£455k£449k-1.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
8.4%
District
6.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Bow Road Underground StationHammersmith & City line
1.9 min walk
Hackney Wick

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
2 min walk
Bow Church DLR StationDLR
3 min walk
Mile End Underground StationCentral · Hammersmith & City
9 min walk
Devons Road DLR StationDLR
10 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
12 min walk
No bus stops within 400m

56

Walkability score

249

Footpaths (500m)

17

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

32

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)51
Nearest car park35m
Santander docks (800m)17
Nearest cycle dock0.1 km

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: 3.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 43%
More green space than 75% 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

23 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

221

Parks (1km)

22

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketStroudley Walk Grocery · 470 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

380m

Post office

Nearby shops

Bow Food & Wine147 m
Asda Express183 m
Tesco Express346 m
Nisa381 m

Nearby cafes

Mighty Bite142 m
Grounded232 m
root /25375 m
Garden Green Cafe413 m

Nearby restaurants

Original Grill145 m
Original Taste161 m
Ranna326 m
Bun & Sum370 m

Nearby pubs

The Little Driver150 m
The Bow Bells330 m
The Coborn411 m
The Morgan Arms452 m

Nearby gyms

Bow Quarter Leisure Centre462 m
Anytime Fitness568 m
Liquid Movement - Yoga, Sound, Motion749 m

Nearby pharmacies

Mayor's Pharmacy141 m
Forward Pharmacy475 m
Bow Pharmacy492 m
Bell Pharmacy674 m

Nearby health

Harley Grove Medical Centre232 m
London Physiotherapy and Wellness317 m
St. Stephen's Health Centre630 m
William Place Dental Aesthetics637 m
Food hygiene (5-star)66% of 127

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

78

Investment score

Strong

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,717m
Crossrail 2 route4,071m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,070 nationally

1,646

Est. population

25,913/km²

56%

Employed

40%

Degree educated

£45,000

Median income

9.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

23%
36%
23%
Under 1824%
18–3436%
35–4923%
50–6410%
65+8%

Tenure

14%
31%
45%
Own outright7%
Own (mortgage)14%
Private rent31%
Social rent45%
Shared ownership2%
Rent free1%

Ethnicity

24%
48%
White British24%
White Other11%
Asian48%
Black8%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household61%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent45%
Private rent31%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
Historic landfill (400m)
1
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)
7
Largest scheme
659 homes · Crossways Estate, Crossways Estate, RAINHILL WAY, E3
Pipeline pressure
NONE

Named schemes (500m)

Tredegar Estate Phases 3A, B & C, site between, Tredegar Estate Phases 3A, B & C, site between, MOSTYN GROVE, Tredegar Road , Ordell Road, Morville Street, E3 3DX234 homes
completed
TREDEGAR ROAD ESTATE, TREDEGAR ROAD ESTATE, TREDEGAR ROAD, MORVILLE STREET, E3219 homes
completed
FORMER STANTON RUBBER AND PLASTIC SITE, FORMER STANTON RUBBER AND PLASTIC SITE, ORDELL ROAD, E3213 homes
completed
Tredegar Estate (Phase 4), 2 - 122, Tredegar Estate (Phase 4), 2 - 122, Mostyn Grove, 1 - 157 Ordell Road, E3 2ET204 homes
completed
British Street Estate, British Street Estate, Merchant Street, E3185 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 2AF

Full postcodeE3 2AF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.528312
Longitude-0.024506
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