Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53821, -0.02696

E3 2LB— Bow East, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 78/100Transport 43/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
78
Schools
100
Transport
43
Environment
96
Investment
51

The bottom line

E3 2LB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E3 2LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for E3 2LB

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E3 2LB 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 · 8 min walk

KS2: 108.4

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 19 min walk

3 primaries · 1 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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.7km

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£5,831/m²
Price per ft²£542/ft²
Avg floor area88.2 m²

EPC breakdown

C
43%
D
8%

Based on 51 properties · Confidence: high

Street mix

Flat 100%

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£220,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.9%

Total change

+811%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+28.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 69 sales

Property Type Mix

Total: 69 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£100k+77%3
Post-dot-com plateau2001–2004£115k£178k+54.8%5.5
Pre-crash peak2005–2007£189k£235k+24.7%2
GFC & correction2008–2012£243k£234k-3.9%1.8
Help-to-Buy recovery2013–2016£267k£415k+55.4%3
Brexit uncertainty2017–2019£475k£380k-20%1
Pandemic surge2021–2021£425k£425k+0%3
Rate-rise correction2022–2023£461k£425k-7.7%1.5
Current market2025–2025£515k£515k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
7.7%
District
6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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 StationHammersmith & City line
15.1 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
7 min walk
Hackney WickNational Rail
7 min walk
Pudding Mill Lane DLR StationDLR
13 min walk
Bow Church DLR StationDLR
15 min walk
Bow Road Underground StationDistrict · Hammersmith & City
16 min walk
No bus stops within 400m

65

Walkability score

193

Footpaths (500m)

13

Santander docks (800m)

0.2 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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)149
Nearest car park142m
Santander docks (800m)13
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
142m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 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

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

22 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.4 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

263

Parks (1km)

35

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

14

Gyms (1km)

25

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Two More Years (471 m)

Nearest supermarketWelcome · 232 m
4 tennis courts3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Old Ford Super Market237 m
Bakery 4240 m
Parnell Mini Market263 m
Tuck Shop323 m

Nearby cafes

Ethical Bean Company213 m
Simmos341 m
JUJUHOME CHA Hackney Wick409 m
Inis419 m

Nearby restaurants

Carbobar150 m
Unlock255 m
Ironworks Smoke Van293 m
Forman's Deli412 m

Nearby pubs

Two More Years471 m
The Lighthouse479 m
Little Locke496 m
Lvls501 m

Nearby gyms

Social Yoga273 m
ON-U-TRAINING305 m
The Island Reformer Pilates407 m
The Wick CrossFit457 m

Nearby pharmacies

Bell Pharmacy727 m
Bees Chemist969 m
Mayor's Pharmacy1.2 km

Nearby health

William Place Dental Aesthetics715 m
St. Stephen's Health Centre726 m
Trowbridge Surgery807 m
VDental Smile Studio810 m
Food hygiene (5-star)76% of 153

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

51

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score26/100
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 owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

65.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,587m
Crossrail 2 route3,496m

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

SuburbanHigh 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)
9
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
18
Local approval rate
100%
Borough approval rate
54%
Opportunity area
Olympic Legacy
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
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
PHASE 3, LAND BETWEEN, PHASE 3, LAND BETWEEN, LEFEVRE WALK, EAST CROSS ROUTE, E3193 homes
completed
415, 415, Wick Lane, E3 2JG175 homes
completed
MONTEITH ESTATE, MONTEITH ESTATE, OLD FORD ROAD, E3167 homes
completed
1, 1, Smeed Road, 79-85 Monier Road, E3 2PS120 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 2LB

Full postcodeE3 2LB
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.538209
Longitude-0.026962
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
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