Bow East · Tower Hamlets · Stratford and Bow constituency · 51.54127, -0.02221

E3 2PF— Bow East, Tower Hamlets

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

The family fortress

 

Top 8% LondonSchools 100%Safety 76/100Transport 44/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
76
Schools
60
Transport
44
Environment
96
Investment
56

The bottom line

E3 2PF 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 2PF

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 2PF

🛡️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 2PF 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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 21 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 4 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)4
New build0.0%
Price per m²£6,201/m²
Price per ft²£576/ft²
Avg floor area87.5 m²

EPC breakdown

B
19%
C
42%
D
11%

Based on 72 properties · Confidence: high

Street mix

Flat 95%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£218,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2025 · CAGR

+3.6%

Total change

+96%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

+14.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 116 sales

Property Type Mix

Total: 116 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£285k£308k+7.9%36.5
GFC & correction2008–2012£361k£293k-18.8%2.8
Help-to-Buy recovery2013–2016£328k£450k+37.3%3.2
Brexit uncertainty2017–2019£570k£520k-8.8%3
Rate-rise correction2022–2023£500k£605k+21%1.5
Current market2024–2025£540k£560k+3.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
3.6%
District
3.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing5
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
12.2 min walk
Hackney Wick

Nearby stations

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

71

Walkability score

385

Footpaths (500m)

11

Santander docks (800m)

0.1 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

7

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)89
Nearest car park443m
Santander docks (800m)11
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
448m

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: 25%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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 · 1.4 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

348

Parks (1km)

36

Restaurants (800m)

23

Cafes (800m)

11

Pubs (400m)

0

Pharmacies (800m)

14

Gyms (1km)

28

Sports (1km)

6

Convenience

Nearest supermarketWelcome · 258 m
1 swimming pools5 sports halls

Nightlife (500m)

1

Nightclubs

12

Late-night venues

B
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

Lanterna Deli68 m
Your Local Food & Wine97 m
Tuck Shop161 m
Bakery 4239 m

Nearby cafes

Inis59 m
JUJUHOME CHA Hackney Wick67 m
The Milk Float137 m
Essential Cafe144 m

Nearby restaurants

Lanterna50 m
Gaia Pulses73 m
The Taco House123 m
Barge East127 m

Nearby pubs

Little Locke52 m
Lvls122 m
All My Friends146 m
Two More Years157 m

Nearby gyms

The Island Reformer Pilates80 m
Omega Fitness Lab94 m
Skeeters Axe-Throwing159 m
ON-U-TRAINING174 m

Nearby health

Skon Dental440 m
Trowbridge Surgery678 m
VDental Smile Studio711 m
Stratford Donor Centre774 m
Food hygiene (5-star)75% of 121

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

75.6

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 route7,044m
Crossrail 2 route3,750m

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)
0
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
80-84 & 88, 80-84 & 88, Wallis Road, E9 5LW120 homes
completed
1, 1, Smeed Road, 79-85 Monier Road, E3 2PS120 homes
completed
ATLAS WORKS (NORTHERN PART), ATLAS WORKS (NORTHERN PART), BERKSHIRE ROAD, LEABANK SQUARE (KNOWN AS), E9111 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 2PF

Full postcodeE3 2PF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.541268
Longitude-0.022215
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