Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52725, -0.03023

E3 2DA— Bow West, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 79/100Transport 61/100Yield 4.90%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
79
Schools
60
Transport
61
Environment
81
Investment
50

The bottom line

E3 2DA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £465,000 median — a strong choice for Families.

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Location

E3 2DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-10.6% vs London avg
vs London income+7.1% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for E3 2DA

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E3 2DA 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)

4

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

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

+5.7%

This year

Terraced

Dominant type

Price history

5-year change
-64.8%
Sales (24 months)5
New build0.0%
Avg terraced£1,312,500
Avg flat£440,000
Price per m²£5,260/m²
Price per ft²£489/ft²
Avg floor area87.8 m²

EPC breakdown

B
1%
C
21%
D
11%
E
5%

Based on 38 properties · Confidence: high

Street mix

Terraced 76%Flat 25%

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

Stamp duty

Standard buyer£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.3×

Price-to-income

£2,326/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£219,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, 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

1995–2026 · CAGR

+3.9%

Total change

+225%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.8%

per year

Acceleration

-43.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 53 sales

Property Type Mix

Total: 53 sales

Terraced75.5%
Flat/maisonette24.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£143k£240k+67.8%2.2
Post-dot-com plateau2001–2004£394k£398k+1%2
Pre-crash peak2005–2007£484k£250k-48.3%3
GFC & correction2009–2012£245k£383k+56.1%1.7
Help-to-Buy recovery2013–2014£453k£782k+72.7%3
Brexit uncertainty2017–2017£1.30m£1.30m+0%1
Pandemic surge2020–2021£958k£1.32m+37.9%2
Rate-rise correction2023–2023£1.26m£1.26m+0%2
Current market2024–2026£833k£465k-44.1%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

+0.8% alpha

Flat/maisonette+1% α
Local
2%
District
1%
Terraced+0.8% α
Local
9.1%
District
8.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Mile End Underground StationHammersmith & City line
3.5 min walk
Hackney Wick

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
4 min walk
Bow Road Underground StationHammersmith & City · District
4 min walk
Bow Church DLR StationDLR
8 min walk
Devons Road DLR StationDLR
13 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
16 min walk
1 bus routes · 7 stops within 400m · 62 buses/hr peak

54

Walkability score

220

Footpaths (500m)

19

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria37 min ↓
Waterloo34 min ↓
Canary Wharf23 min ↓
City ★22 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

27

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)83
Nearest car park239m
Santander docks (800m)19
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
464m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% 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 AONB62% green spaceTree canopy: 46%
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 · 864 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

442

Parks (1km)

41

Restaurants (800m)

30

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketStroudley Walk Grocery · 865 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

789m

Post office

Nearby shops

Mile End Cash & Carry152 m
RMJ Food & Wine163 m
Tesco Express168 m
S-A-N-D Grocery250 m

Nearby cafes

Mile End Sandwich Bar176 m
Coffee London340 m
The Coffee Room364 m
Rise and Roast368 m

Nearby restaurants

Kam Hon49 m
City Kebabs364 m
Tacosmash364 m
Madina Charcoal Grill364 m

Nearby pubs

The Coborn35 m
The Morgan Arms90 m
The Lord Tredegar262 m
The Rusty Bike277 m

Nearby gyms

Anytime Fitness581 m
Mile End Climbing Wall657 m
Bow Quarter Leisure Centre822 m
Short Breaks Urban Gym839 m

Nearby pharmacies

Forward Pharmacy147 m
Mayor's Pharmacy310 m
Bell Pharmacy580 m
Lincoln Pharmacy1.1 km

Nearby health

Harley Grove Medical Centre184 m
St. Stephen's Health Centre555 m
William Place Dental Aesthetics567 m
Damira Dental Studios650 m
Food hygiene (5-star)65% of 162

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

50

Investment score

Moderate

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

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

60.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,413m
Crossrail 2 route3,794m

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%
Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
66
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)
31
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£465,000)

£10,750

Standard buyer

£2,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E3 2DA

Full postcodeE3 2DA
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.527248
Longitude-0.030233
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