Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52772, -0.02609

E3 2BE— Bow West, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 68/100Yield 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
68
Environment
72
Investment
78

The bottom line

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

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Location

E3 2BE

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 2BE

🛡️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 2BE 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 · 3 min walk

KS2: 108.1

—

Secondary

Central Foundation Girls' School

Not yet inspected · 2 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 8 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)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.0km

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area68.9 m²

EPC breakdown

B
8%
C
14%
D
3%

Based on 25 properties · Confidence: medium

Street mix

Terraced 22%Flat 75%Other 3%

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£172,250
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.27 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+6.4%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.5%

per year

Acceleration

-26.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 31 sales

Property Type Mix

Total: 31 sales

Terraced22.6%
Flat/maisonette77.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£103k£103k+0%1
Post-dot-com plateau2001–2001£166k£166k+0%1
GFC & correction2008–2011£295k£206k-30.1%1.5
Help-to-Buy recovery2015–2015£500k£500k+0%15
Brexit uncertainty2017–2019£560k£595k+6.2%1.3
Pandemic surge2020–2020£580k£580k+0%1
Rate-rise correction2022–2023£540k£573k+6%2.5
Current market2024–2024£455k£455k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
1.7%
District
1.6%

CAGR over 8yr 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 78% of London
Bow Road Underground StationDistrict line
1.3 min walk
Hackney Wick

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
1 min walk
Bow Church DLR StationDLR
4 min walk
Mile End Underground StationCentral · Hammersmith & City
7 min walk
Devons Road DLR StationDLR
10 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
13 min walk
No bus stops within 400m

55

Walkability score

275

Footpaths (500m)

18

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

31

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)51
Nearest car park81m
Santander docks (800m)18
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
745m

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: 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: 3.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 58%
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

22 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

233

Parks (1km)

18

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketStroudley Walk Grocery · 576 m
4 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)

497m

Post office

Nearby shops

Bow Food & Wine53 m
Tesco Express220 m
Asda Express295 m
Mile End Cash & Carry361 m

Nearby cafes

Mighty Bite241 m
Grounded333 m
Mile End Sandwich Bar405 m
Garden Green Cafe455 m

Nearby restaurants

Original Grill222 m
Original Taste245 m
Kam Hon312 m
Ranna335 m

Nearby pubs

The Little Driver249 m
The Coborn285 m
The Morgan Arms340 m
The Bow Bells437 m

Nearby gyms

Anytime Fitness571 m
Bow Quarter Leisure Centre580 m
Liquid Movement - Yoga, Sound, Motion856 m
Short Breaks Urban Gym1.0 km

Nearby pharmacies

Mayor's Pharmacy49 m
Forward Pharmacy347 m
Bow Pharmacy592 m
Bell Pharmacy648 m

Nearby health

Harley Grove Medical Centre108 m
London Physiotherapy and Wellness442 m
St. Stephen's Health Centre609 m
William Place Dental Aesthetics617 m
Food hygiene (5-star)68% of 135

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

49.9

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,605m
Crossrail 2 route4,009m

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
Yes
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
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)
7
Largest scheme
564 homes · FORMER BRYANT & MAY FACTORY, FORMER BRYANT & MAY FACTORY, FAIRFIELD ROAD, BLONDIN STREET, WICK LANE, E3
Pipeline pressure
NONE

Named schemes (500m)

Former St Clements Hospital, 2, Former St Clements Hospital, 2, Bow Road, E3 4LL252 homes
completed
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

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 2BE

Full postcodeE3 2BE
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.527718
Longitude-0.026089
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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