Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53333, -0.02422

E3 2ST— Bow East, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 47/100Yield 6.51%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
75
Schools
60
Transport
47
Environment
96
Investment
57

The bottom line

E3 2ST offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £350,000 median — a strong choice for Families.

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Location

E3 2ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income+7.1% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for E3 2ST

🛡️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 2ST has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Malmesbury Primary School

Not yet inspected · 9 min walk

KS2: 107.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 4 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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+8% vs borough

Crime by type

Other29%
Anti-social behaviour24%
Violence & sexual offences24%
Drug offences8%
Vehicle crime7%
Burglary5%
Theft3%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.6km

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

+1.6%

This year

Flat

Dominant type

Price history

5-year change
+1.4%
Sales (24 months)5
New build0.0%
Avg flat£350,000
Price per m²£6,140/m²
Price per ft²£570/ft²
Avg floor area57.1 m²

EPC breakdown

B
6%
C
19%

Based on 25 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

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

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

7.8×

Price-to-income

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£142,750
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 fuelmains gas (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

+2.4%

Total change

+56%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.3%

per year

Acceleration

+39.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 45 sales

Property Type Mix

Total: 45 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£250k£250k+0%23
GFC & correction2010–2011£225k£308k+36.9%1
Help-to-Buy recovery2013–2016£245k£341k+39.3%2
Brexit uncertainty2017–2017£468k£468k+0%3
Pandemic surge2020–2021£328k£345k+5.3%1
Rate-rise correction2022–2023£369k£428k+15.9%2
Current market2024–2025£333k£390k+17.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
2.4%
District
3.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing9
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Bow Church DLR StationDLR
8 min walk
Bow Road Underground StationHammersmith & City · District
9 min walk
Pudding Mill Lane DLR StationDLR
10 min walk
Hackney Wick Rail StationMildmay
14 min walk
Mile End Underground StationCentral · Hammersmith & City
14 min walk
No bus stops within 400m

52

Walkability score

144

Footpaths (500m)

12

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

29

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)163
Nearest car park198m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
717m

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: 3.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

28 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 · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

158

Parks (1km)

19

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

5

Convenience

Nearest supermarketWelcome · 661 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)

649m

Post office

Nearby shops

Sam Supermarket200 m
Akdeniz Artisan Bakery240 m
Akdeniz Supermarket248 m
Cornucopia249 m

Nearby cafes

Dzrt212 m
Sweet Talkers Dessert219 m
Garden Green Cafe236 m
Bobar240 m

Nearby restaurants

Sultan Sofrasi185 m
Greggs202 m
Saucy Kipper Fish Bar206 m
Handi Restaurant218 m

Nearby pubs

The Lighthouse295 m
Green Goose301 m
The Albert552 m
The Little Driver624 m

Nearby gyms

Bow Quarter Leisure Centre286 m
Liquid Movement - Yoga, Sound, Motion300 m
Anytime Fitness369 m
London Marathon Community Track697 m

Nearby pharmacies

Bell Pharmacy530 m
Mayor's Pharmacy676 m
Bow Pharmacy808 m
Forward Pharmacy921 m

Nearby health

London Physiotherapy and Wellness391 m
William Place Dental Aesthetics488 m
St. Stephen's Health Centre493 m
Harley Grove Medical Centre684 m
Food hygiene (5-star)76% of 116

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

57

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

65.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,208m
Crossrail 2 route3,848m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,230 nationally

1,754

Est. population

18,894/km²

62%

Employed

48%

Degree educated

£45,000

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

19%
39%
22%
14%
Under 1819%
18–3439%
35–4922%
50–6414%
65+6%

Tenure

15%
31%
46%
Own outright4%
Own (mortgage)15%
Private rent31%
Social rent46%
Shared ownership4%
Rent free0%

Ethnicity

39%
28%
White British39%
White Other13%
Asian28%
Black9%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household62%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent46%
Private rent31%

vs. London

Income vs London+7.1%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
16
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)

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 (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

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 2ST

Full postcodeE3 2ST
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.533325
Longitude-0.024217
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