Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53357, -0.02963

E3 2HP— Bow East, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 75/100Transport 40/100Yield 5.17%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
75
Schools
100
Transport
40
Environment
96
Investment
63

The bottom line

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

Less suited to Car-free commuters.

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Location

E3 2HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for E3 2HP

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

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“The family fortress”

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How E3 2HP 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 · 2 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

99.6 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+3% vs borough

Crime by type

Other39%
Violence & sexual offences26%
Anti-social behaviour13%
Robbery5%
Drug offences4%
Theft4%
Vehicle crime4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.9km

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area55.8 m²

EPC breakdown

C
13%
D
1%

Based on 14 properties · Confidence: medium

Street mix

Flat 96%Other 5%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£139,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

1999–2022 · CAGR

+7.9%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+10.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£78k£78k+0%2
Post-dot-com plateau2001–2002£124k£139k+11.7%1.5
Pre-crash peak2005–2006£150k£165k+10%2
GFC & correction2010–2012£213k£224k+5.5%1.5
Help-to-Buy recovery2016–2016£399k£399k+0%1
Brexit uncertainty2018–2019£343k£362k+5.7%2
Pandemic surge2021–2021£383k£383k+0%2
Rate-rise correction2022–2022£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
7.5%
District
7.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
10 min walk
Bow Church DLR StationDLR
11 min walk
Mile End Underground StationCentral · Hammersmith & City
12 min walk
Hackney Wick Rail StationMildmay
14 min walk
Hackney WickNational Rail
14 min walk
1 bus routes · 8 stops within 400m · 76 buses/hr peak

56

Walkability score

173

Footpaths (500m)

15

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

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)142
Nearest car park130m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
654m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

30 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.3 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

167

Parks (1km)

22

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

9

Convenience

Nearest supermarketWelcome · 742 m
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

929m

Post office

Nearby shops

Ahmed Grocery39 m
Sobgi Hut84 m
Tesco Express105 m
Akdeniz Supermarket131 m

Nearby cafes

Flavas Boba53 m
Relaks63 m
Midpoint Café68 m
Mikails75 m

Nearby restaurants

Nur Curry House37 m
Combow82 m
Nur Falafel105 m
Subway109 m

Nearby pubs

Green Goose192 m
The Albert207 m
Eleanor Arms288 m
Young Prince362 m

Nearby gyms

Anytime Fitness128 m
Bow Quarter Leisure Centre637 m
Liquid Movement - Yoga, Sound, Motion652 m
Social Yoga810 m

Nearby pharmacies

Bell Pharmacy195 m
Mayor's Pharmacy745 m
Forward Pharmacy851 m

Nearby health

William Place Dental Aesthetics171 m
St. Stephen's Health Centre182 m
Harley Grove Medical Centre683 m
London Physiotherapy and Wellness683 m
Food hygiene (5-star)70% of 115

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

63

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

52.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,046m
Crossrail 2 route3,491m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,303 nationally

2,730

Est. population

23,959/km²

52%

Employed

38%

Degree educated

£37,700

Median income

8.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

23%
29%
21%
17%
Under 1823%
18–3429%
35–4921%
50–6417%
65+11%

Tenure

23%
58%
Own outright6%
Own (mortgage)12%
Private rent23%
Social rent58%
Shared ownership1%
Rent free0%

Ethnicity

36%
33%
White British36%
White Other11%
Asian33%
Black12%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household62%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent58%
Private rent23%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
30
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)
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)
42
Largest scheme
279 homes · 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 2RJ
Pipeline pressure
NONE

Named schemes (500m)

ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3229 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
MONTEITH ESTATE, MONTEITH ESTATE, OLD FORD ROAD, E3167 homes
completed
RANWELL HOUSING ESTATE & OPEN SPACE, RANWELL HOUSING ESTATE & OPEN SPACE, OLD FORD ROAD, E3115 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 2HP

Full postcodeE3 2HP
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.533569
Longitude-0.029628
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