Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53626, -0.02201

E3 2JJ— Bow East, Tower Hamlets

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

 

Schools 100%Safety 64/100Transport 40/100Yield 4.22%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
64
Schools
60
Transport
40
Environment
96
Investment
41

The bottom line

E3 2JJ offers exceptional schools (100% Good/Outstanding) and a green environment at £540,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E3 2JJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+3.8% vs London avg
vs London income+7.1% vs London avg
vs London crime+165.0% vs London avg

Deep-dive guides for E3 2JJ

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

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How E3 2JJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mossbourne Riverside Academy

Not yet inspected · 13 min walk

KS2: 107.8

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

172.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+79% vs borough

Crime by type

Other28%
Anti-social behaviour19%
Violence & sexual offences14%
Burglary11%
Drug offences9%
Theft8%
Vehicle crime7%
Robbery4%

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 · 2.1km

Crime is +165% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£540,000

Median sale price

Above London median by 4%

£540,000 is 4% above the London median (£520,000)

-23.3%

This year

Flat

Dominant type

Price history

5-year change
-12.4%
Sales (24 months)5
New build0.0%
Avg flat£540,000
Price per m²£6,020/m²
Price per ft²£559/ft²
Avg floor area89.1 m²

EPC breakdown

B
13%
C
47%
D
22%
E
6%

Based on 88 properties · Confidence: high

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

Stamp duty

Standard buyer£14,500
First-time buyerFTB
£5,750
Additional propertyBTL/2nd
£30,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.0×

Price-to-income

£2,701/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£222,750
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+3.8%

Total change

+112%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.3%

per year

Acceleration

-27.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 119 sales

Property Type Mix

Total: 119 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£245k£292k+19.2%25.3
GFC & correction2008–2012£324k£270k-16.5%1.8
Help-to-Buy recovery2013–2016£265k£445k+67.9%5.8
Brexit uncertainty2017–2019£451k£525k+16.4%2.7
Current market2024–2025£600k£520k-13.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.8%
District
3.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Bow Church DLR StationDLR line
11.3 min walk
Hackney Wick

Nearby stations

Pudding Mill Lane DLR StationDLR
8 min walk
Hackney Wick Rail StationMildmay
10 min walk
Hackney WickNational Rail
10 min walk
Bow Church DLR StationDLR
12 min walk
Bow Road Underground StationHammersmith & City · District
13 min walk
No bus stops within 400m

58

Walkability score

188

Footpaths (500m)

14

Santander docks (800m)

0.3 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)112
Nearest car park105m
Santander docks (800m)14
Nearest cycle dock0.3 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
533m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 4.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
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: 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

CARPENTERS PRACTICE

236-252 HIGH STREET, STRATFORD, E15 2JA

16 min walk

47%

Recommend GP

47%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalJohn Howard Centre · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

177

Parks (1km)

27

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

11

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketWelcome · 364 m
1 swimming pools4 sports halls

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)

891m

Post office

Nearby shops

Old Ford Super Market324 m
Bakery 4394 m
Sam Supermarket420 m
Tuck Shop423 m

Nearby cafes

Simmos200 m
Darling's Eatery215 m
Ethical Bean Company218 m
Sweet Talkers Dessert417 m

Nearby restaurants

Mame184 m
Born & Raised185 m
Ironworks Smoke Van272 m
Forman's Deli349 m

Nearby pubs

The Lighthouse93 m
Two More Years436 m
Lvls489 m
Little Locke607 m

Nearby gyms

Liquid Movement - Yoga, Sound, Motion224 m
London Marathon Community Track437 m
Bobby Moore Academy Sports Centre450 m
Social Yoga458 m

Nearby pharmacies

Bell Pharmacy798 m
Mayor's Pharmacy1.0 km
Bow Pharmacy1.0 km

Nearby health

London Physiotherapy and Wellness662 m
William Place Dental Aesthetics765 m
St. Stephen's Health Centre774 m
Skon Dental995 m
Food hygiene (5-star)81% of 101

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

41

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,566m
Crossrail 2 route3,885m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,087 nationally

2,361

Est. population

5,072/km²

70%

Employed

63%

Degree educated

£45,000

Median income

6.4%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

31

Community stability

Age profile

16%
47%
25%
Under 1817%
18–3447%
35–4925%
50–649%
65+4%

Tenure

23%
37%
27%
Own outright5%
Own (mortgage)23%
Private rent37%
Social rent27%
Shared ownership9%

Ethnicity

36%
25%
19%
White British36%
White Other25%
Asian19%
Black10%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household69%
Unemployed10%
No qualifications10%

Housing tenure (Census 2021)

Private rent37%
Social rent27%

vs. London

Income vs London+7.1%
Price vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
17
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)
2
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)

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
Land at Bream Street at the junction Stour Road & Dace Rd, Land at Bream Street at the junction Stour Road & Dace Rd, Bream Street, Stour Road, Fish Island, E3202 homes
completed
PHASE 3, LAND BETWEEN, PHASE 3, LAND BETWEEN, LEFEVRE WALK, EAST CROSS ROUTE, E3193 homes
completed
415, 415, Wick Lane, E3 2JG175 homes
completed
VACANT LAND AT BOW QUARTER, VACANT LAND AT BOW QUARTER, FAIRFIELD STREET, E3160 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£540,000)

£14,500

Standard buyer

£5,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E3 2JJ

Full postcodeE3 2JJ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.536256
Longitude-0.022014
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