Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53562, -0.02901

E3 2LY— Bow East, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 77/100Transport 39/100Yield 5.17%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
66
Safety
77
Schools
100
Transport
39
Environment
96
Investment
60

The bottom line

E3 2LY 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 2LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for E3 2LY

🛡️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 2LY 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 · 4 min walk

KS2: 108.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 2 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.4 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour21%
Theft9%
Vehicle crime8%
Burglary7%
Drug offences4%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.8km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area104.8 m²

EPC breakdown

C
11%
D
6%

Based on 17 properties · Confidence: medium

Street mix

Terraced 96%Flat 4%

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£262,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
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

1997–2022 · CAGR

+8.3%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.1%

per year

Acceleration

+17.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Terraced96%
Flat/maisonette4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£83k£112k+35.5%2.5
Post-dot-com plateau2001–2004£188k£249k+32.8%2.3
Pre-crash peak2006–2007£281k£350k+24.6%1
GFC & correction2008–2012£350k£325k-7.1%1.7
Help-to-Buy recovery2013–2013£375k£375k+0%2
Brexit uncertainty2017–2017£685k£685k+0%1
Pandemic surge2020–2021£650k£575k-11.5%1
Rate-rise correction2022–2022£610k£610k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
9.9%
District
10%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
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 Road Underground StationDistrict line
12 min walk
Hackney Wick

Nearby stations

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

59

Walkability score

159

Footpaths (500m)

14

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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)142
Nearest car park95m
Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
422m

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: 3.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

32 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

23

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

17

Sports (1km)

8

Convenience

No pubs within 400m — nearest: Eleanor Arms (289 m)

Nearest supermarketWelcome · 531 m
4 tennis courts2 swimming pools1 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)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Parnell Mini Market71 m
Old Ford Super Market170 m
Akdeniz Artisan Bakery231 m
Akdeniz Supermarket232 m

Nearby cafes

Sweet Talkers Dessert208 m
Bobar212 m
Dzrt230 m
Flavas Boba240 m

Nearby restaurants

Mogul's Kitchen212 m
Nur Falafel219 m
Flavas Pizza & Peri Peri Chicken229 m
Handi Restaurant229 m

Nearby pubs

Eleanor Arms289 m
Green Goose393 m
The Albert407 m
Lord Morpeth486 m

Nearby gyms

Anytime Fitness355 m
Social Yoga590 m
Liquid Movement - Yoga, Sound, Motion612 m
ON-U-TRAINING623 m

Nearby pharmacies

Bell Pharmacy406 m
Mayor's Pharmacy950 m
Forward Pharmacy1.1 km

Nearby health

William Place Dental Aesthetics394 m
St. Stephen's Health Centre406 m
London Physiotherapy and Wellness796 m
Harley Grove Medical Centre902 m
Food hygiene (5-star)75% of 114

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

60

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

51.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,266m
Crossrail 2 route3,446m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,074 nationally

2,215

Est. population

8,669/km²

55%

Employed

38%

Degree educated

£37,700

Median income

10.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

25%
25%
21%
17%
Under 1825%
18–3425%
35–4921%
50–6417%
65+12%

Tenure

13%
66%
Own outright9%
Own (mortgage)11%
Private rent13%
Social rent66%
Shared ownership1%
Rent free0%

Ethnicity

36%
31%
White British36%
White Other11%
Asian31%
Black13%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household57%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent66%
Private rent13%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
11
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)
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 Safeways, 2, Former Safeways, 2, Gladstone Place, E3210 homes
completed
PHASE 3, LAND BETWEEN, PHASE 3, LAND BETWEEN, LEFEVRE WALK, EAST CROSS ROUTE, E3193 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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E3 2LY

Full postcodeE3 2LY
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.535618
Longitude-0.029006
Parliamentary constituencyStratford and Bow
CountryEngland
RegionGreater London

Trusted official data sources

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National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
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Companies
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Agency
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