Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52912, -0.02712

E3 2BY— Bow West, Tower Hamlets

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 61/100Yield 5.17%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
79
Schools
60
Transport
61
Environment
72
Investment
74

The bottom line

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

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Location

E3 2BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 2BY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E3 2BY 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 · 3 min walk

KS2: 107.4

—

Secondary

Central Foundation Girls' School

Not yet inspected · 3 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 · 9 min walk

8 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.2km

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area85.9 m²

EPC breakdown

C
23%
D
8%

Based on 31 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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£214,750
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

1997–2024 · CAGR

+8.3%

Total change

+756%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.8%

per year

Acceleration

+15.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 26 sales

Property Type Mix

Total: 26 sales

Terraced3.8%
Flat/maisonette96.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£59k£100k+69.5%1.3
Post-dot-com plateau2001–2003£120k£173k+43.8%2.7
Pre-crash peak2006–2007£209k£245k+17.2%3
GFC & correction2011–2011£244k£244k+0%1
Help-to-Buy recovery2014–2015£295k£352k+19.3%1.5
Brexit uncertainty2018–2018£460k£460k+0%1
Rate-rise correction2022–2022£448k£448k+0%2
Current market2024–2024£505k£505k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
8.4%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bow Road Underground StationDistrict line
3.4 min walk
Hackney Wick

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
3 min walk
Bow Church DLR StationDLR
6 min walk
Mile End Underground StationCentral · Hammersmith & City
8 min walk
Devons Road DLR StationDLR
12 min walk
Pudding Mill Lane DLR StationDLR
14 min walk
1 bus routes · 5 stops within 400m · 25 buses/hr peak

54

Walkability score

244

Footpaths (500m)

18

Santander docks (800m)

0.0 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

34

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park32m
Santander docks (800m)18
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
759m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

195

Parks (1km)

21

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketStroudley Walk Grocery · 665 m
1 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)

566m

Post office

Nearby shops

Bow Food & Wine225 m
Cornucopia280 m
S-A-N-D Grocery313 m
Tesco Express322 m

Nearby cafes

Garden Green Cafe300 m
Mighty Bite345 m
Grounded433 m
Costa452 m

Nearby restaurants

Kam Hon340 m
Original Grill345 m
Original Taste363 m
G. Kelly476 m

Nearby pubs

The Morgan Arms300 m
The Coborn313 m
Green Goose341 m
The Little Driver352 m

Nearby gyms

Anytime Fitness400 m
Bow Quarter Leisure Centre525 m
Liquid Movement - Yoga, Sound, Motion763 m

Nearby pharmacies

Mayor's Pharmacy221 m
Forward Pharmacy414 m
Bell Pharmacy482 m
Bow Pharmacy691 m

Nearby health

Harley Grove Medical Centre177 m
London Physiotherapy and Wellness427 m
St. Stephen's Health Centre441 m
William Place Dental Aesthetics448 m
Food hygiene (5-star)68% of 152

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

74

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

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 score15/100
Bakerloo Extension route5,702m
Crossrail 2 route3,869m

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

Inner cityVery 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
No
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
3
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)
25
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
Former Safeways, 2, Former Safeways, 2, Gladstone Place, E3210 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 2BY

Full postcodeE3 2BY
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.529121
Longitude-0.027124
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