Bow East · Tower Hamlets · Stratford and Bow constituency · 51.54032, -0.02442

E3 2XF— Bow East, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 44/100Yield 4.24%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
78
Schools
60
Transport
44
Environment
96
Investment
42

The bottom line

E3 2XF offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £538,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E3 2XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+3.5% vs London avg
vs London income-10.2% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E3 2XF

🛡️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 2XF 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 · 7 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.9 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-13% vs borough

Crime by type

Other25%
Anti-social behaviour19%
Theft15%
Violence & sexual offences15%
Vehicle crime12%
Burglary10%
Drug offences3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.6km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

£538,000

Median sale price

Above London median by 3%

£538,000 is 3% above the London median (£520,000)

-81.0%

This year

Flat

Dominant type

Price history

5-year change
-10.3%
Sales (24 months)10
New build0.0%
Avg flat£538,000
Price per m²£7,060/m²
Price per ft²£656/ft²
Avg floor area76.2 m²

EPC breakdown

B
69%

Based on 69 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£14,400
First-time buyerFTB
£5,650
Additional propertyBTL/2nd
£30,540

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

14.3×

Price-to-income

£2,691/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£190,500
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.14 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

2020–2026 · CAGR

+-24.2%

Total change

-81%

Market Activity

Price Velocity & Acceleration

Current Velocity

-81.0%

per year

Acceleration

-92.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£599k£600k+0.2%20
Rate-rise correction2023–2023£480k£480k+0%3
Current market2024–2026£538k£114k-78.9%4.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-23.9% alpha

Flat/maisonette-23.9% α
Local
-24.2%
District
-0.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

80out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing46
Trend Position100

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
12.6 min walk
Hackney Wick

Nearby stations

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

72

Walkability score

305

Footpaths (500m)

10

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria47 min ↑
Waterloo49 min ↑
Canary Wharf ★36 min
City37 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

8

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)89
Nearest car park264m
Santander docks (800m)10
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
264m

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
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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

LIBERTY BRIDGE ROAD PRACTICE

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

19 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.3 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

331

Parks (1km)

41

Restaurants (800m)

24

Cafes (800m)

9

Pubs (400m)

0

Pharmacies (800m)

14

Gyms (1km)

22

Sports (1km)

4

Convenience

Nearest supermarketWelcome · 120 m
1 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Tuck Shop89 m
Bakery 490 m
Lanterna Deli153 m
Your Local Food & Wine202 m

Nearby cafes

Inis127 m
JUJUHOME CHA Hackney Wick129 m
Burnt Umber269 m
Ethical Bean Company284 m

Nearby restaurants

Unlock43 m
Lanterna150 m
Carbobar209 m
Ironworks Smoke Van218 m

Nearby pubs

Little Locke202 m
Two More Years245 m
Lvls250 m
Fabwick278 m

Nearby gyms

ON-U-TRAINING12 m
Social Yoga26 m
The Island Reformer Pilates138 m
The Wick CrossFit233 m

Nearby pharmacies

Bell Pharmacy1.0 km

Nearby health

Skon Dental582 m
Trowbridge Surgery657 m
VDental Smile Studio678 m
William Place Dental Aesthetics1.0 km
Food hygiene (5-star)76% 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

A

High street health

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

74.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,878m
Crossrail 2 route3,617m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,944 nationally

1,287

Est. population

21,066/km²

80%

Employed

72%

Degree educated

£37,700

Median income

1.3%

Claimant rate

SuburbanVery high densityEstablished mixed

48

Community stability

Age profile

20%
50%
27%
Under 1820%
18–3450%
35–4927%
50–643%
65+1%

Tenure

56%
16%
15%
Own outright2%
Own (mortgage)56%
Private rent11%
Social rent17%
Shared ownership15%
Rent free0%

Ethnicity

41%
18%
27%
White British41%
White Other18%
Asian27%
Black4%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine7%
No car household75%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Social rent16%
Private rent11%

vs. London

Income vs London-10.2%
Price vs London+3.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
24
Local approval rate
100%
Borough approval rate
54%
Opportunity area
Olympic Legacy
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
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
80-84 & 88, 80-84 & 88, Wallis Road, E9 5LW120 homes
completed
1-7, 1-7, Dace Road, Fish Island, E3 2NG110 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 (£538,000)

£14,400

Standard buyer

£5,650

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 2XF

Full postcodeE3 2XF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.540325
Longitude-0.024419
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