Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53897, -0.02118

E3 2SZ— Bow East, Tower Hamlets

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

 

Schools 100%Safety 64/100Transport 44/100Yield 3.65%⚠ Knotweed sites nearby

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
64
Schools
60
Transport
44
Environment
96
Investment
56

The bottom line

E3 2SZ offers exceptional schools (100% Good/Outstanding) and a green environment at £625,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E3 2SZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+20.2% vs London avg
vs London income+7.1% vs London avg
vs London crime+165.0% vs London avg

Deep-dive guides for E3 2SZ

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

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How E3 2SZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mossbourne Riverside Academy

Not yet inspected · 9 min walk

KS2: 107.8

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 8 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 18 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

172.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+79% vs borough

Crime by type

Other28%
Anti-social behaviour19%
Violence & sexual offences14%
Burglary11%
Drug offences9%
Theft8%
Vehicle crime7%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.7km

Crime is +165% 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.

£625,000

Median sale price

Above London median by 20%

£625,000 is 20% above the London median (£520,000)

+38.9%

This year

Flat

Dominant type

Price history

5-year change
+4.2%
Sales (24 months)5
New build0.0%
Avg flat£625,000
Price per m²£8,729/m²
Price per ft²£811/ft²
Avg floor area71.6 m²

EPC breakdown

B
32%
C
1%

Based on 33 properties · Confidence: high

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£18,750
First-time buyerFTB
£10,000
Additional propertyBTL/2nd
£37,500

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

13.9×

Price-to-income

£3,127/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£179,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.13 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2026 · CAGR

+0.8%

Total change

+4%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.1%

per year

Acceleration

-64.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£600k£600k+0%29
Rate-rise correction2022–2022£620k£620k+0%3
Current market2024–2026£450k£625k+38.9%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.3% alpha

Flat/maisonette+5.3% α
Local
3.7%
District
-1.6%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Pudding Mill Lane DLR StationDLR line
9.4 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
7 min walk
Hackney WickNational Rail
7 min walk
Pudding Mill Lane DLR StationDLR
10 min walk
Stratford International DLR StationDLR
13 min walk
Bow Church DLR StationDLR
15 min walk
No bus stops within 400m

68

Walkability score

353

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

9

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)89
Nearest car park408m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
467m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

18 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

236

Parks (1km)

31

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

12

Gyms (1km)

26

Sports (1km)

4

Convenience

Nearest supermarketWelcome · 204 m
1 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Your Local Food & Wine173 m
Tuck Shop183 m
Lanterna Deli204 m
Bakery 4220 m

Nearby cafes

Simmos119 m
JUJUHOME CHA Hackney Wick224 m
Ethical Bean Company234 m
Inis264 m

Nearby restaurants

Forman's Deli45 m
Preeti Patty106 m
Ironworks Smoke Van118 m
The Taco House180 m

Nearby pubs

Two More Years129 m
Lvls182 m
Little Locke318 m
The Lighthouse393 m

Nearby gyms

Bobby Moore Academy Sports Centre154 m
The Island Reformer Pilates199 m
Omega Fitness Lab216 m
Social Yoga258 m

Nearby health

Skon Dental692 m
Stratford Donor Centre872 m
Trowbridge Surgery912 m
London Physiotherapy and Wellness961 m
Food hygiene (5-star)77% of 104

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

56

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

66.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,856m
Crossrail 2 route3,867m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,087 nationally

2,361

Est. population

5,072/km²

70%

Employed

63%

Degree educated

£45,000

Median income

6.4%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

31

Community stability

Age profile

16%
47%
25%
Under 1817%
18–3447%
35–4925%
50–649%
65+4%

Tenure

23%
37%
27%
Own outright5%
Own (mortgage)23%
Private rent37%
Social rent27%
Shared ownership9%

Ethnicity

36%
25%
19%
White British36%
White Other25%
Asian19%
Black10%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household69%
Unemployed10%
No qualifications10%

Housing tenure (Census 2021)

Private rent37%
Social rent27%

vs. London

Income vs London+7.1%
Price vs London+20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
26
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)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
302 homes · East Wick Phase 1 PDZ5, East Wick Phase 1 PDZ5, Waterden Road, Hackney Wick, E15 2EE
Pipeline pressure
NONE

Named schemes (500m)

Land at Bream Street at the junction Stour Road & Dace Rd, Land at Bream Street at the junction Stour Road & Dace Rd, Bream Street, Stour Road, Fish Island, E3202 homes
completed
415, 415, Wick Lane, E3 2JG175 homes
completed
1, 1, Smeed Road, 79-85 Monier Road, E3 2PS120 homes
completed
1-7, 1-7, Dace Road, Fish Island, E3 2NG110 homes
completed
Riverside Works, 419, Riverside Works, 419, Wick Lane, E3 2JG104 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 (£625,000)

£18,750

Standard buyer

£10,000

First-time buyer

Save £8,750

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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Key facts for E3 2SZ

Full postcodeE3 2SZ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.538966
Longitude-0.021175
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