Bow East · Tower Hamlets · Stratford and Bow constituency · 51.52903, -0.01991

E3 2QB— Bow East, Tower Hamlets

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

 

Schools 100%Safety 72/100Transport 54/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
72
Schools
100
Transport
54
Environment
68
Investment
51

The bottom line

E3 2QB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E3 2QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for E3 2QB

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

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How E3 2QB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Agnes RC Primary School

Outstanding · Inspected Feb 2024 · 2 min walk

KS2: 111.2

—

Secondary

Central Foundation Girls' School

Not yet inspected · 8 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 4 min walk

8 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

115.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other34%
Violence & sexual offences28%
Drug offences10%
Anti-social behaviour9%
Burglary7%
Vehicle crime6%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.0km

Crime is +78% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,063/m²
Price per ft²£563/ft²
Avg floor area86.5 m²

EPC breakdown

C
13%
D
18%
E
2%
F
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 45%Flat 53%Other 3%

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£216,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1996–2023 · CAGR

+7.5%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.8%

per year

Acceleration

-38.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 37 sales

Property Type Mix

Total: 37 sales

Terraced48.6%
Flat/maisonette51.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£93k£222k+139.5%1.5
Post-dot-com plateau2001–2004£179k£325k+82.1%2
Pre-crash peak2005–2007£179k£296k+65.8%3
GFC & correction2008–2012£505k£730k+44.6%1.5
Help-to-Buy recovery2015–2015£920k£920k+0%2
Brexit uncertainty2017–2019£911k£625k-31.4%1.7
Rate-rise correction2022–2023£775k£660k-14.8%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.4% alpha

Weakest performer

Terraced

+1.4% alpha

Flat/maisonette+8.4% α
Local
11.7%
District
3.3%
Terraced+1.4% α
Local
12.9%
District
11.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing12
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Bow Church DLR StationDLR
2 min walk
Bow Road Underground StationDistrict · Hammersmith & City
5 min walk
Devons Road DLR StationDLR
9 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
9 min walk
Pudding Mill Lane DLR StationDLR
10 min walk
No bus stops within 400m

60

Walkability score

209

Footpaths (500m)

13

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria42 min ↑
Waterloo41 min ↑
Canary Wharf ★22 min
City28 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

30

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)51
Nearest car park104m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tesco· no
754m

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: 3.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 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

LANSBURY CHEMIST

85 CHRISP STREET, POPLAR, E14 6GG

21 min walk

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

205

Parks (1km)

13

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

7

Convenience

Nearest supermarketStroudley Walk Grocery · 205 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

87m

Post office

Nearby shops

Nisa94 m
Bow Cash & Carry125 m
Asda Express171 m
Jalalabad Grocers232 m

Nearby cafes

root /25122 m
Nunnery Café135 m
Grounded173 m
Mighty Bite232 m

Nearby restaurants

Myra Grill98 m
Bow Tandoori208 m
Stroudley Grill & PFC211 m
PFC Espresso225 m

Nearby pubs

The Bow Bells121 m
The Little Driver224 m
ABBA Arena656 m
Green Goose666 m

Nearby gyms

Bow Quarter Leisure Centre316 m
Liquid Movement - Yoga, Sound, Motion613 m
Anytime Fitness757 m
The Gym807 m

Nearby pharmacies

Bow Pharmacy246 m
Mayor's Pharmacy449 m
Green Light Pharmacy671 m
Tesco Pharmacy710 m

Nearby health

London Physiotherapy and Wellness173 m
Harley Grove Medical Centre560 m
St Andrews Health Centre669 m
Food hygiene (5-star)65% of 103

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

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,948m
Crossrail 2 route4,316m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,652 nationally

1,330

Est. population

23,762/km²

72%

Employed

60%

Degree educated

£45,000

Median income

4.5%

Claimant rate

SuburbanVery high densityMixed

32

Community stability

Age profile

25%
37%
25%
Under 1825%
18–3437%
35–4925%
50–649%
65+4%

Tenure

19%
36%
26%
Own outright10%
Own (mortgage)19%
Private rent36%
Social rent26%
Shared ownership9%

Ethnicity

38%
15%
23%
White British38%
White Other15%
Asian23%
Black13%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine14%
No car household68%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent36%
Social rent26%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
51
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
4
Local approval rate
50%
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)
10
Largest scheme
659 homes · Crossways Estate, Crossways Estate, RAINHILL WAY, E3
Pipeline pressure
NONE

Named schemes (500m)

Crossways Estate, Crossways Estate, RAINHILL WAY, E3659 homes
completed
FORMER BRYANT & MAY FACTORY, FORMER BRYANT & MAY FACTORY, FAIRFIELD ROAD, BLONDIN STREET, WICK LANE, E3564 homes
completed
Crossways Phase 5, Land east of and at, Crossways Phase 5, Land east of and at, Campbell Road, E3 3EY232 homes
completed
VACANT LAND AT BOW QUARTER, VACANT LAND AT BOW QUARTER, FAIRFIELD STREET, E3160 homes
completed
Site at 3 - 5 and 19 - 25, Site at 3 - 5 and 19 - 25, Payne Road, E3 2SP158 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 2QB

Full postcodeE3 2QB
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.529026
Longitude-0.019905
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