Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53045, -0.02371

E3 2DZ— Bow East, Tower Hamlets

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

The practical family move

 

Schools 100%Safety 75/100Transport 50/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
75
Schools
100
Transport
50
Environment
68
Investment
57

The bottom line

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

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Location

E3 2DZ

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 2DZ

🛡️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 2DZ 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 · 7 min walk

KS2: 108.1

—

Secondary

Central Foundation Girls' School

Not yet inspected · 6 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 · 8 min walk

6 primaries · 2 secondaries · 1 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)

1

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£7,022/m²
Price per ft²£652/ft²
Avg floor area64.8 m²

EPC breakdown

B
57%
C
9%
D
4%

Based on 70 properties · Confidence: high

Street mix

Terraced 4%Flat 90%Other 6%

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£162,000
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.14 W/m²K
Roof(other premises above)
Heating fuelelectricity (not community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2025 · CAGR

+-10.1%

Total change

-41%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.9%

per year

Acceleration

-189.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 49 sales

Property Type Mix

Total: 49 sales

Terraced4.1%
Flat/maisonette95.9%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£680k£444k-34.7%20.5
Rate-rise correction2022–2023£413k£360k-12.7%2
Current market2024–2025£850k£400k-52.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
-2.6%
District
-1.6%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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 StationHammersmith & City line
4.8 min walk
Hackney Wick

Nearby stations

Bow Church DLR StationDLR
4 min walk
Bow Road Underground StationHammersmith & City · District
5 min walk
Pudding Mill Lane DLR StationDLR
11 min walk
Mile End Underground StationCentral · Hammersmith & City
11 min walk
Devons Road DLR StationDLR
12 min walk
No bus stops within 400m

55

Walkability score

215

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

33

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)111
Nearest car park234m
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 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
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 52%
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: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

LANSBURY CHEMIST

85 CHRISP STREET, POPLAR, E14 6GG

24 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

182

Parks (1km)

21

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketStroudley Walk Grocery · 509 m
1 tennis courts1 swimming pools

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)

1

Cinemas (2km)

392m

Post office

Nearby shops

Fifth Avenue155 m
Cornucopia233 m
Asda Express289 m
Bow Food & Wine382 m

Nearby cafes

Garden Green Cafe249 m
Mighty Bite303 m
Grounded345 m
root /25416 m

Nearby restaurants

Original Taste336 m
Original Grill336 m
Myra Grill404 m
Sultan Sofrasi450 m

Nearby pubs

The Little Driver304 m
Green Goose358 m
The Bow Bells389 m
The Lighthouse574 m

Nearby gyms

Bow Quarter Leisure Centre246 m
Anytime Fitness449 m
Liquid Movement - Yoga, Sound, Motion510 m
London Marathon Community Track887 m

Nearby pharmacies

Mayor's Pharmacy376 m
Bow Pharmacy547 m
Bell Pharmacy595 m
Forward Pharmacy674 m

Nearby health

London Physiotherapy and Wellness169 m
Harley Grove Medical Centre421 m
St. Stephen's Health Centre549 m
William Place Dental Aesthetics551 m
Food hygiene (5-star)69% of 149

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

57

Investment score

Good

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 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

57.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,950m
Crossrail 2 route4,010m

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)
56
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
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)
15
Largest scheme
659 homes · Crossways Estate, Crossways Estate, RAINHILL WAY, E3
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRYANT & MAY FACTORY, FORMER BRYANT & MAY FACTORY, FAIRFIELD ROAD, BLONDIN STREET, WICK LANE, E3564 homes
completed
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

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 2DZ

Full postcodeE3 2DZ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.530448
Longitude-0.023707
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