Bow East · Tower Hamlets · Stratford and Bow constituency · 51.54069, -0.02126

E3 2NZ— Bow East, Tower Hamlets

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

The family fortress

 

Top 5% LondonSchools 100%Safety 76/100Transport 43/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
76
Schools
60
Transport
43
Environment
96
Investment
56

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E3 2NZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for E3 2NZ

🛡️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 2NZ 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 · 6 min walk

KS2: 107.8

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.5 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

-1% vs borough

Crime by type

Other29%
Anti-social behaviour17%
Theft14%
Violence & sexual offences13%
Burglary9%
Robbery8%
Vehicle crime8%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.5km

Crime is +47% 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£5,714/m²
Price per ft²£531/ft²
Avg floor area95.5 m²

EPC breakdown

C
3%
D
1%

Based on 4 properties · Confidence: low

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£238,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2025 · CAGR

+1.6%

Total change

+33%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.5%

per year

Acceleration

-91.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£350k£350k+0%6
GFC & correction2009–2011£300k£220k-26.7%1.3
Help-to-Buy recovery2013–2014£217k£355k+63.3%1.5
Current market2024–2025£600k£465k-22.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.4% alpha

Flat/maisonette-3.4% α
Local
0.2%
District
3.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Pudding Mill Lane DLR StationDLR line
11.1 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
5 min walk
Hackney WickNational Rail
5 min walk
Pudding Mill Lane DLR StationDLR
12 min walk
Stratford International DLR StationDLR
12 min walk
Stratford Underground StationJubilee · Central
16 min walk
No bus stops within 400m

71

Walkability score

418

Footpaths (500m)

12

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria47 min ↑
Waterloo49 min ↑
Canary Wharf ★36 min
City37 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)89
Nearest car park483m
Santander docks (800m)12
Nearest cycle dock0.0 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
483m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
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

16 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

319

Parks (1km)

33

Restaurants (800m)

24

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

15

Gyms (1km)

29

Sports (1km)

4

Convenience

Nearest supermarketWelcome · 252 m
1 swimming pools5 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Your Local Food & Wine28 m
Lanterna Deli71 m
Tuck Shop161 m
Bakery 4243 m

Nearby cafes

JUJUHOME CHA Hackney Wick99 m
Inis127 m
The Milk Float180 m
Essential Cafe213 m

Nearby restaurants

The Taco House33 m
Lanterna82 m
Preeti Patty86 m
Forman's Deli148 m

Nearby pubs

Lvls31 m
Two More Years69 m
Little Locke142 m
All My Friends213 m

Nearby gyms

Omega Fitness Lab30 m
The Island Reformer Pilates86 m
Bobby Moore Academy Sports Centre122 m
ON-U-TRAINING211 m

Nearby health

Skon Dental500 m
Stratford Donor Centre751 m
Trowbridge Surgery770 m
VDental Smile Studio802 m
Food hygiene (5-star)76% 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

E

High street health

Investment

Investment grade, yield and market outlook

56

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

73.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,020m
Crossrail 2 route3,826m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,154 nationally

1,047

Est. population

13,084/km²

88%

Employed

80%

Degree educated

£37,700

Median income

3.7%

Claimant rate

SuburbanHigh densityEstablished mixed

32

Community stability

Age profile

58%
27%
Under 189%
18–3458%
35–4927%
50–645%
65+1%

Tenure

36%
47%
Own outright6%
Own (mortgage)36%
Private rent47%
Social rent7%
Shared ownership5%

Ethnicity

50%
25%
White British50%
White Other25%
Asian13%
Black3%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional74%
Routine / semi-routine5%
No car household75%
Unemployed3%
No qualifications3%

Housing tenure (Census 2021)

Private rent47%
Social rent7%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
27
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)
5
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
302 homes · East Wick Phase 1 PDZ5, East Wick Phase 1 PDZ5, Waterden Road, Hackney Wick, E15 2EE
Pipeline pressure
NONE

Named schemes (500m)

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
415, 415, Wick Lane, E3 2JG175 homes
completed
80-84 & 88, 80-84 & 88, Wallis Road, E9 5LW120 homes
completed
1, 1, Smeed Road, 79-85 Monier Road, E3 2PS120 homes
completed
1-7, 1-7, Dace Road, Fish Island, E3 2NG110 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 2NZ

Full postcodeE3 2NZ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.540694
Longitude-0.021259
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