Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53491, -0.02643

E3 2QY— Bow East, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 78/100Transport 39/100Yield 5.17%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
78
Schools
100
Transport
39
Environment
96
Investment
63

The bottom line

E3 2QY 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 2QY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for E3 2QY

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

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Postcode Personality

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“The family fortress”

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How E3 2QY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Old Ford Primary - A Paradigm Academy

Outstanding · Inspected Nov 2022 · 5 min walk

KS2: 108.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 1 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-15% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences25%
Other22%
Drug offences8%
Vehicle crime8%
Theft7%
Burglary4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 2.0km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area95.1 m²

EPC breakdown

C
12%
D
1%

Based on 13 properties · Confidence: medium

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£237,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2014 · CAGR

+11%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.9%

per year

Acceleration

-644.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£94k£94k+0%1
Post-dot-com plateau2002–2002£675k£675k+0%1
Help-to-Buy recovery2014–2014£500k£500k+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

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Bow Road Underground StationHammersmith & City line
10.7 min walk
Hackney Wick

Nearby stations

Bow Church DLR StationDLR
11 min walk
Bow Road Underground StationHammersmith & City · District
11 min walk
Pudding Mill Lane DLR StationDLR
12 min walk
Hackney Wick Rail StationMildmay
12 min walk
Hackney WickNational Rail
12 min walk
No bus stops within 400m

59

Walkability score

183

Footpaths (500m)

13

Santander docks (800m)

0.1 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)142
Nearest car park229m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
504m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

31 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 · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

22

Restaurants (800m)

21

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

13

Sports (1km)

7

Convenience

Nearest supermarketWelcome · 511 m
1 tennis courts1 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)

881m

Post office

Nearby shops

Sam Supermarket105 m
Old Ford Super Market132 m
Akdeniz Artisan Bakery155 m
Akdeniz Supermarket164 m

Nearby cafes

Sweet Talkers Dessert89 m
Dzrt120 m
Bobar131 m
Flavas Boba234 m

Nearby restaurants

Sultan Sofrasi94 m
Greggs108 m
Saucy Kipper Fish Bar112 m
Handi Restaurant127 m

Nearby pubs

Green Goose331 m
The Lighthouse335 m
Eleanor Arms460 m
The Albert475 m

Nearby gyms

Anytime Fitness341 m
Liquid Movement - Yoga, Sound, Motion423 m
Bow Quarter Leisure Centre517 m
Social Yoga593 m

Nearby pharmacies

Bell Pharmacy461 m
Mayor's Pharmacy845 m
Forward Pharmacy1.0 km

Nearby health

William Place Dental Aesthetics432 m
St. Stephen's Health Centre442 m
London Physiotherapy and Wellness623 m
Harley Grove Medical Centre822 m
Food hygiene (5-star)80% of 112

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

A

High street health

Investment

Investment grade, yield and market outlook

63

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

50.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,284m
Crossrail 2 route3,641m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,444 nationally

1,577

Est. population

13,319/km²

59%

Employed

41%

Degree educated

£37,700

Median income

9.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

36

Community stability

Age profile

23%
33%
22%
13%
Under 1823%
18–3433%
35–4922%
50–6414%
65+9%

Tenure

18%
24%
47%
Own outright6%
Own (mortgage)18%
Private rent24%
Social rent47%
Shared ownership4%
Rent free0%

Ethnicity

33%
36%
White British33%
White Other11%
Asian36%
Black10%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent47%
Private rent25%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
12
Local approval rate
100%
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
564 homes · FORMER BRYANT & MAY FACTORY, FORMER BRYANT & MAY FACTORY, FAIRFIELD ROAD, BLONDIN STREET, WICK LANE, E3
Pipeline pressure
NONE

Named schemes (500m)

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
Former Safeways, 2, Former Safeways, 2, Gladstone Place, E3210 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 2QY

Full postcodeE3 2QY
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.534909
Longitude-0.026427
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
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