Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53161, -0.02047

E3 2UP— Bow East, Tower Hamlets

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

The family fortress

 

Top 13% LondonSchools 100%Safety 83/100Transport 45/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
83
Schools
100
Transport
45
Environment
96
Investment
59

The bottom line

E3 2UP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 12 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E3 2UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
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 2UP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E3 2UP 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 · 8 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

6 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)

1

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E3 district median

£440,750

Based on 457 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,979/m²
Price per ft²£741/ft²
Avg floor area48.9 m²

EPC breakdown

B
1%
C
10%
D
16%
E
8%

Based on 35 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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£122,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsSolid brick, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelelectricity (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

1995–2025 · CAGR

+5.1%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-13.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 98 sales

Property Type Mix

Total: 98 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£126k+50%4.7
Post-dot-com plateau2001–2004£175k£188k+7.1%4.8
Pre-crash peak2005–2007£191k£293k+53.1%4
GFC & correction2008–2012£345k£250k-27.5%2.2
Help-to-Buy recovery2013–2016£298k£413k+38.8%3.2
Brexit uncertainty2017–2018£380k£375k-1.3%1.5
Pandemic surge2021–2021£360k£360k+0%2
Rate-rise correction2022–2023£381k£425k+11.7%2.5
Current market2024–2025£429k£375k-12.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.1%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Bow Church DLR StationDLR
5 min walk
Bow Road Underground StationDistrict · Hammersmith & City
8 min walk
Pudding Mill Lane DLR StationDLR
8 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
12 min walk
Devons Road DLR StationDLR
13 min walk
No bus stops within 400m

51

Walkability score

131

Footpaths (500m)

12

Santander docks (800m)

0.3 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

27

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)104
Nearest car park350m
Santander docks (800m)12
Nearest cycle dock0.3 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

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

CARPENTERS PRACTICE

236-252 HIGH STREET, STRATFORD, E15 2JA

17 min walk

47%

Recommend GP

47%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.7 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

169

Parks (1km)

15

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Bow Bells (411 m)

Nearest supermarketStroudley Walk Grocery · 469 m
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

363m

Post office

Nearby shops

Fifth Avenue113 m
Nisa372 m
Bow Cash & Carry377 m
Premier386 m

Nearby cafes

Darling's Eatery331 m
Nunnery Café337 m
root /25407 m
Garden Green Cafe424 m

Nearby restaurants

Born & Raised344 m
Mame345 m
Myra Grill372 m
McDonald's436 m

Nearby pubs

The Bow Bells411 m
The Lighthouse435 m
The Little Driver444 m
Green Goose533 m

Nearby gyms

Bow Quarter Leisure Centre36 m
Liquid Movement - Yoga, Sound, Motion325 m
Anytime Fitness622 m
London Marathon Community Track654 m

Nearby pharmacies

Bow Pharmacy514 m
Mayor's Pharmacy602 m
Green Light Pharmacy945 m

Nearby health

London Physiotherapy and Wellness153 m
Harley Grove Medical Centre671 m
William Place Dental Aesthetics739 m
St. Stephen's Health Centre740 m
Food hygiene (5-star)70% of 79

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

59

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

68.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,175m
Crossrail 2 route4,161m

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

SuburbanVery high densityRenters

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
Yes
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
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)
12
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
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 ROAD ESTATE, TREDEGAR ROAD ESTATE, TREDEGAR ROAD, MORVILLE STREET, E3219 homes
completed
VACANT LAND AT BOW QUARTER, VACANT LAND AT BOW QUARTER, FAIRFIELD STREET, E3160 homes
completed
744, 744, Wick Lane, 46-52 Fairfield Road, E3146 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 2UP

Full postcodeE3 2UP
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.531607
Longitude-0.020471
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