Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53316, -0.02662

E3 2HB— Bow East, Tower Hamlets

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

The practical family move

 

Schools 100%Safety 78/100Transport 46/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
100
Transport
46
Environment
68
Investment
58

The bottom line

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

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Location

E3 2HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for E3 2HB

🛡️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 2HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Old Ford Primary - A Paradigm Academy

Outstanding · Inspected Nov 2022 · 5 min walk

KS2: 108.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 3 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-15% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences25%
Other22%
Drug offences8%
Vehicle crime8%
Theft7%
Burglary4%
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: Homerton Fire Station · 2.1km

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£2,062/m²
Price per ft²£192/ft²
Avg floor area60.9 m²

EPC breakdown

B
14%
C
25%
D
13%
E
1%

Based on 53 properties · Confidence: high

Street mix

Flat 94%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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£152,250
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

1997–2026 · CAGR

+3.7%

Total change

+188%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

+100.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£50k£79k+58%1
Post-dot-com plateau2001–2003£105k£128k+22.1%1.7
Pre-crash peak2006–2006£144k£144k+0%1
GFC & correction2010–2010£230k£230k+0%1
Help-to-Buy recovery2016–2016£300k£300k+0%1
Brexit uncertainty2017–2017£355k£355k+0%1
Pandemic surge2021–2021£315k£315k+0%1
Rate-rise correction2022–2022£325k£325k+0%1
Current market2025–2026£108k£144k+33.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-37% alpha

Flat/maisonette-37% α
Local
-25.7%
District
11.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
9 min walk
Bow Church DLR StationDLR
9 min walk
Pudding Mill Lane DLR StationDLR
12 min walk
Mile End Underground StationCentral · Hammersmith & City
13 min walk
Hackney Wick Rail StationMildmay
14 min walk
No bus stops within 400m

55

Walkability score

156

Footpaths (500m)

14

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

29

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)142
Nearest car park264m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
694m

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: 3.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 52%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

29 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 · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

166

Parks (1km)

24

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketWelcome · 702 m
1 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)

741m

Post office

Nearby shops

Akdeniz Artisan Bakery94 m
Sam Supermarket96 m
Akdeniz Supermarket98 m
Cornucopia173 m

Nearby cafes

Dzrt92 m
Bobar108 m
Sweet Talkers Dessert120 m
Garden Green Cafe152 m

Nearby restaurants

Handi Restaurant91 m
Flavas Pizza & Peri Peri Chicken92 m
Saucy Kipper Fish Bar94 m
Greggs95 m

Nearby pubs

Green Goose154 m
The Albert385 m
The Lighthouse427 m
Eleanor Arms493 m

Nearby gyms

Anytime Fitness205 m
Bow Quarter Leisure Centre425 m
Liquid Movement - Yoga, Sound, Motion461 m
Social Yoga786 m

Nearby pharmacies

Bell Pharmacy363 m
Mayor's Pharmacy652 m
Forward Pharmacy842 m
Bow Pharmacy900 m

Nearby health

William Place Dental Aesthetics322 m
St. Stephen's Health Centre328 m
London Physiotherapy and Wellness486 m
Harley Grove Medical Centre627 m
Food hygiene (5-star)75% of 121

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

A

High street health

Investment

Investment grade, yield and market outlook

58

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

59.4

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,107m
Crossrail 2 route3,701m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,444 nationally

1,577

Est. population

13,319/km²

59%

Employed

41%

Degree educated

£37,700

Median income

9.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

23%
33%
22%
13%
Under 1823%
18–3433%
35–4922%
50–6414%
65+9%

Tenure

18%
24%
47%
Own outright6%
Own (mortgage)18%
Private rent24%
Social rent47%
Shared ownership4%
Rent free0%

Ethnicity

33%
36%
White British33%
White Other11%
Asian36%
Black10%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent47%
Private rent25%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
33
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 2HB

Full postcodeE3 2HB
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.533159
Longitude-0.026618
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