Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53085, -0.02259

E3 2QF— Bow East, Tower Hamlets

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

The practical family move

 

Schools 100%Safety 72/100Transport 51/100Yield 7.02%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
100
Transport
51
Environment
68
Investment
62

The bottom line

E3 2QF offers exceptional schools (100% Good/Outstanding) and low crime at £325,000 median — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

E3 2QF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-37.5% vs London avg
vs London income+7.1% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for E3 2QF

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

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“The practical family move”

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How E3 2QF 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 · 6 min walk

KS2: 111.2

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 8 min walk

7 primaries · 2 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.3km

Crime is +78% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£325,000

Median sale price

Bottom 25% — 37% below London median

£325,000 is 37% below the London median (£520,000)

+5.4%

This year

Flat

Dominant type

Price history

5-year change
-11.3%
Sales (24 months)7
New build0.0%
Avg flat£325,000
Price per m²£6,075/m²
Price per ft²£564/ft²
Avg floor area56.4 m²

EPC breakdown

B
24%
C
32%
D
10%

Based on 66 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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

Stamp duty

Standard buyer£3,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.2×

Price-to-income

£1,626/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£141,000
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
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+3.1%

Total change

+96%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

+35.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 133 sales

Property Type Mix

Total: 133 sales

Terraced0.8%
Flat/maisonette99.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£199k£205k+3.2%28.5
Pre-crash peak2005–2007£238k£296k+24.6%5
GFC & correction2008–2012£237k£265k+11.8%2.4
Help-to-Buy recovery2013–2016£270k£418k+54.8%5.2
Brexit uncertainty2017–2018£408k£420k+3.1%3.5
Pandemic surge2020–2021£440k£366k-16.8%2.5
Rate-rise correction2022–2023£410k£385k-6.1%4
Current market2024–2025£325k£390k+20%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
3.1%
District
4.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Bow Church DLR StationDLR
4 min walk
Bow Road Underground StationHammersmith & City · District
6 min walk
Pudding Mill Lane DLR StationDLR
10 min walk
Devons Road DLR StationDLR
12 min walk
Mile End Underground StationCentral · Hammersmith & City
12 min walk
No bus stops within 400m

53

Walkability score

190

Footpaths (500m)

15

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

31

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)111
Nearest car park268m
Santander docks (800m)15
Nearest cycle dock0.2 km

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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

LANSBURY CHEMIST

85 CHRISP STREET, POPLAR, E14 6GG

24 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 · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

183

Parks (1km)

21

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketStroudley Walk Grocery · 481 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

362m

Post office

Nearby shops

Fifth Avenue70 m
Cornucopia284 m
Asda Express308 m
Nisa370 m

Nearby cafes

Garden Green Cafe295 m
Mighty Bite339 m
Grounded358 m
Nunnery Café381 m

Nearby restaurants

Original Taste372 m
Myra Grill374 m
Original Grill377 m
Born & Raised434 m

Nearby pubs

The Little Driver337 m
The Bow Bells378 m
Green Goose408 m
The Lighthouse515 m

Nearby gyms

Bow Quarter Leisure Centre158 m
Liquid Movement - Yoga, Sound, Motion438 m
Anytime Fitness500 m
London Marathon Community Track805 m

Nearby pharmacies

Mayor's Pharmacy450 m
Bow Pharmacy522 m
Bell Pharmacy654 m
Forward Pharmacy760 m

Nearby health

London Physiotherapy and Wellness108 m
Harley Grove Medical Centre506 m
St. Stephen's Health Centre609 m
William Place Dental Aesthetics610 m
Food hygiene (5-star)67% of 128

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

62

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
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

58.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route6,028m
Crossrail 2 route4,060m

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

Inner cityVery high densityYoung professionals

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%
Price vs London-37.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
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)
13
Largest scheme
659 homes · Crossways Estate, Crossways Estate, RAINHILL WAY, E3
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRYANT & MAY FACTORY, FORMER BRYANT & MAY FACTORY, FAIRFIELD ROAD, BLONDIN STREET, WICK LANE, E3564 homes
completed
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 2RJ279 homes
completed
Tredegar Estate Phases 3A, B & C, site between, Tredegar Estate Phases 3A, B & C, site between, MOSTYN GROVE, Tredegar Road , Ordell Road, Morville Street, E3 3DX234 homes
completed
TREDEGAR ROAD ESTATE, TREDEGAR ROAD ESTATE, TREDEGAR ROAD, MORVILLE STREET, E3219 homes
completed
Tredegar Estate (Phase 4), 2 - 122, Tredegar Estate (Phase 4), 2 - 122, Mostyn Grove, 1 - 157 Ordell Road, E3 2ET204 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£325,000)

£3,750

Standard buyer

£0

First-time buyer

Save £3,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E3 2QF

Full postcodeE3 2QF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.530852
Longitude-0.022594
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