Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53119, -0.02295

E3 2QJ— Bow East, Tower Hamlets

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

The practical family move

 

Top 13% LondonSchools 100%Safety 83/100Transport 50/100Yield 5.17%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
72
Safety
83
Schools
100
Transport
50
Environment
68
Investment
76

The bottom line

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

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Location

E3 2QJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
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 2QJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E3 2QJ 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 · 6 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 17 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

5 Jun

Crime rates and local incidents

Low crime

14.4 incidents per 1,000 residents

Better than 90% of London
↑ Rising 22.2%

from a low base — still below London average

-85% vs borough

Crime by type

Other32%
Burglary23%
Anti-social behaviour18%
Drug offences9%
Vehicle crime9%
Theft5%
Violence & sexual offences5%
Robbery0%

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% below London average

Property

Prices, sales volume and market trends

Avg floor area63.1 m²

EPC breakdown

B
10%
C
4%
D
2%
E
1%

Based on 17 properties · Confidence: medium

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£157,750
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
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

2003–2017 · CAGR

+-3.1%

Total change

-35%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.4%

per year

Acceleration

-140.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£263k£263k+0%2
Pre-crash peak2007–2007£116k£116k+0%1
GFC & correction2008–2012£149k£295k+98%1
Brexit uncertainty2017–2017£170k£170k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
4.8 min walk
Hackney Wick

Nearby stations

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

52

Walkability score

182

Footpaths (500m)

16

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 park309m
Santander docks (800m)16
Nearest cycle dock0.2 km

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
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: 49%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

178

Parks (1km)

21

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketStroudley Walk Grocery · 525 m
1 swimming pools

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)

407m

Post office

Nearby shops

Fifth Avenue65 m
Cornucopia251 m
Asda Express350 m
Nisa414 m

Nearby cafes

Garden Green Cafe260 m
Mighty Bite377 m
Grounded401 m
Darling's Eatery416 m

Nearby restaurants

Born & Raised404 m
Mame405 m
Sultan Sofrasi408 m
Original Taste410 m

Nearby pubs

Green Goose372 m
The Little Driver376 m
The Bow Bells423 m
The Lighthouse482 m

Nearby gyms

Bow Quarter Leisure Centre158 m
Liquid Movement - Yoga, Sound, Motion413 m
Anytime Fitness464 m
London Marathon Community Track790 m

Nearby pharmacies

Mayor's Pharmacy473 m
Bow Pharmacy567 m
Bell Pharmacy621 m
Forward Pharmacy771 m

Nearby health

London Physiotherapy and Wellness151 m
Harley Grove Medical Centre518 m
St. Stephen's Health Centre576 m
William Place Dental Aesthetics576 m
Food hygiene (5-star)68% of 133

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

76

Investment score

Strong

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

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

62

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route6,048m
Crossrail 2 route4,022m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,643 nationally

1,112

Est. population

30,000/km²

90%

Employed

80%

Degree educated

£45,000

Median income

1.6%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

55%
28%
Under 185%
18–3455%
35–4928%
50–649%
65+2%

Tenure

31%
54%
Own outright8%
Own (mortgage)31%
Private rent54%
Social rent6%
Shared ownership1%

Ethnicity

52%
23%
White British52%
White Other23%
Asian11%
Black3%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional73%
Routine / semi-routine5%
No car household65%
Unemployed3%
No qualifications2%

Housing tenure (Census 2021)

Private rent54%
Social rent6%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
50
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)
15
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

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Key facts for E3 2QJ

Full postcodeE3 2QJ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.531191
Longitude-0.022954
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
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