Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53141, -0.02515

E3 2GS— Bow East, Tower Hamlets

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

The practical family move

 

Top 8% LondonSchools 100%Safety 84/100Transport 54/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
84
Schools
60
Transport
54
Environment
68
Investment
61

The bottom line

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

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Location

E3 2GS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for E3 2GS

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

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Postcode Personality

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“The practical family move”

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How E3 2GS 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 · 6 min walk

KS2: 107.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 5 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 15 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

46.2 incidents per 1,000 residents

Better than 66% of London
→ Stable

-52% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Anti-social behaviour16%
Vehicle crime9%
Drug offences5%
Theft5%
Burglary4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.4km

Crime is 29% below London average

Property

2 Jul

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£7,618/m²
Price per ft²£708/ft²
Avg floor area57.2 m²

EPC breakdown

B
13%
C
12%
D
2%

Based on 27 properties · Confidence: medium

Street mix

Flat 98%Other 2%

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£143,000
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2024 · CAGR

+2.5%

Total change

+61%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

-5.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 54 sales

Property Type Mix

Total: 54 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£273k£260k-4.6%13
GFC & correction2011–2012£217k£210k-3%1.5
Help-to-Buy recovery2013–2016£350k£455k+30%2.8
Brexit uncertainty2017–2019£413k£315k-23.6%1.7
Rate-rise correction2023–2023£380k£380k+0%5
Current market2024–2024£438k£438k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
2.9%
District
3.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
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 StationHammersmith & City line
5.9 min walk
Hackney Wick

Nearby stations

Bow Church DLR StationDLR
6 min walk
Bow Road Underground StationHammersmith & City · District
6 min walk
Mile End Underground StationCentral · Hammersmith & City
11 min walk
Pudding Mill Lane DLR StationDLR
11 min walk
Devons Road DLR StationDLR
14 min walk
1 bus routes · 6 stops within 400m · 50 buses/hr peak

51

Walkability score

190

Footpaths (500m)

16

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)

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Parking & EV

Car parks, spaces and charging points

31

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)111
Nearest car park278m
Santander docks (800m)16
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
NoiseLOW
none
Quieter than 70% of London
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: 31%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

27 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

184

Parks (1km)

21

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

5

Convenience

Nearest supermarketWelcome · 877 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)

0

Cinemas (2km)

536m

Post office

Nearby shops

Cornucopia97 m
Fifth Avenue214 m
Akdeniz Artisan Bakery310 m
Akdeniz Supermarket311 m

Nearby cafes

Garden Green Cafe108 m
Dzrt311 m
Bobar327 m
Midpoint Café333 m

Nearby restaurants

Handi Restaurant311 m
Flavas Pizza & Peri Peri Chicken311 m
Spice Hut312 m
Saucy Kipper Fish Bar312 m

Nearby pubs

Green Goose220 m
The Little Driver439 m
The Albert495 m
The Lighthouse510 m

Nearby gyms

Bow Quarter Leisure Centre299 m
Anytime Fitness312 m
Liquid Movement - Yoga, Sound, Motion481 m
London Marathon Community Track878 m

Nearby pharmacies

Mayor's Pharmacy457 m
Bell Pharmacy467 m
Bow Pharmacy692 m
Forward Pharmacy703 m

Nearby health

London Physiotherapy and Wellness294 m
St. Stephen's Health Centre422 m
William Place Dental Aesthetics422 m
Harley Grove Medical Centre461 m
Food hygiene (5-star)74% of 120

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

61

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

79

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,991m
Crossrail 2 route3,874m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,839 nationally

1,709

Est. population

27,092/km²

72%

Employed

62%

Degree educated

£45,000

Median income

4.7%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

18%
46%
23%
Under 1818%
18–3446%
35–4923%
50–648%
65+5%

Tenure

21%
46%
25%
Own outright7%
Own (mortgage)21%
Private rent46%
Social rent25%
Shared ownership2%

Ethnicity

34%
20%
30%
White British34%
White Other20%
Asian30%
Black6%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household68%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent46%
Social rent25%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
51
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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
564 homes · FORMER BRYANT & MAY FACTORY, FORMER BRYANT & MAY FACTORY, FAIRFIELD ROAD, BLONDIN STREET, WICK LANE, 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 2GS

Full postcodeE3 2GS
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.531408
Longitude-0.025151
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