Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53014, -0.02653

E3 2DL— Bow East, Tower Hamlets

Location and area intelligence for E3 2DL, Bow East, Tower Hamlets

The practical family move

 

Schools 100%Safety 75/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
75
Schools
60
Transport
51
Environment
68
Investment
54

The bottom line

E3 2DL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

E3 2DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+7.1% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for E3 2DL

🛡️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 2DL 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 · 4 min walk

KS2: 107.4

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+8% vs borough

Crime by type

Other29%
Anti-social behaviour24%
Violence & sexual offences24%
Drug offences8%
Vehicle crime7%
Burglary5%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.3km

Crime is +60% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,157/m²
Price per ft²£200/ft²
Avg floor area65.6 m²

EPC breakdown

B
14%
C
13%
D
3%

Based on 30 properties · Confidence: high

Street mix

Flat 100%

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£164,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully triple glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2024 · CAGR

+-1.5%

Total change

-18%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.5%

per year

Acceleration

-77.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£170k£276k+62.4%1.5
Help-to-Buy recovery2014–2016£171k£180k+5.3%1.3
Brexit uncertainty2017–2019£390k£269k-31.2%1.5
Pandemic surge2020–2021£269k£251k-6.7%2
Rate-rise correction2023–2023£308k£308k+0%2
Current market2024–2024£140k£140k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
5.1%
District
4.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
5 min walk
Bow Church DLR StationDLR
6 min walk
Mile End Underground StationCentral · Hammersmith & City
9 min walk
Devons Road DLR StationDLR
13 min walk
Pudding Mill Lane DLR StationDLR
13 min walk
1 bus routes · 7 stops within 400m · 22 buses/hr peak

53

Walkability score

218

Footpaths (500m)

17

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria51 min ↑
Waterloo50 min ↑
Canary Wharf ★31 min
City36 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

34

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)111
Nearest car park132m
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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

25 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.2 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

185

Parks (1km)

22

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketStroudley Walk Grocery · 663 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)

553m

Post office

Nearby shops

Cornucopia163 m
Bow Food & Wine324 m
Fifth Avenue339 m
Tesco Express343 m

Nearby cafes

Garden Green Cafe183 m
Midpoint Café369 m
Mikails371 m
Mighty Bite376 m

Nearby restaurants

Combow387 m
Original Grill389 m
Spice Hut396 m
Original Taste401 m

Nearby pubs

Green Goose246 m
The Little Driver381 m
The Morgan Arms397 m
The Coborn428 m

Nearby gyms

Anytime Fitness321 m
Bow Quarter Leisure Centre432 m
Liquid Movement - Yoga, Sound, Motion649 m
Social Yoga1.1 km

Nearby pharmacies

Mayor's Pharmacy318 m
Bell Pharmacy436 m
Forward Pharmacy533 m
Bow Pharmacy694 m

Nearby health

Harley Grove Medical Centre298 m
London Physiotherapy and Wellness365 m
St. Stephen's Health Centre391 m
William Place Dental Aesthetics396 m
Food hygiene (5-star)72% of 151

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

54

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
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
Sales last 12 months0

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

4/100

Velocity score

Future outlook

63.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,821m
Crossrail 2 route3,850m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,230 nationally

1,754

Est. population

18,894/km²

62%

Employed

48%

Degree educated

£45,000

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

19%
39%
22%
14%
Under 1819%
18–3439%
35–4922%
50–6414%
65+6%

Tenure

15%
31%
46%
Own outright4%
Own (mortgage)15%
Private rent31%
Social rent46%
Shared ownership4%
Rent free0%

Ethnicity

39%
28%
White British39%
White Other13%
Asian28%
Black9%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household62%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent46%
Private rent31%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
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
Planning apps (3 years)
1
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)
31
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)

PART OF YALLOPS YARD, TREDEGAR ROAD AND 1 TO 102 LEFEVRE WAL, PART OF YALLOPS YARD, TREDEGAR ROAD AND 1 TO 102 LEFEVRE WAL, TREDEGAR ROAD, E3 2RJ279 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 and Co-operative Party
Ward majority vote
18.1%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Rachel BlakeLabour and Co-operative Party
Amina AliLabour and Co-operative Party
Marc FrancisLabour and Co-operative Party

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Key facts for E3 2DL

Full postcodeE3 2DL
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.530145
Longitude-0.026532
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