Bow East · Tower Hamlets · Stratford and Bow constituency · 51.54049, -0.02270

E3 2XN— Bow East, Tower Hamlets

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

The family fortress

 

Top 10% LondonSchools 100%Safety 78/100Transport 44/100Yield 5.01%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
78
Schools
60
Transport
44
Environment
96
Investment
50

The bottom line

E3 2XN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £455,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E3 2XN

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-12.5% vs London avg
vs London income-10.2% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E3 2XN

🛡️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 2XN 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 · 9 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 20 min walk

2 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 · 1.7km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

£455,000

Median sale price

12% below London median

£455,000 is 12% below the London median (£520,000)

+25.8%

This year

Flat

Dominant type

Price history

5-year change
-13.8%
Sales (24 months)9
New build0.0%
Avg flat£455,000
Price per m²£7,583/m²
Price per ft²£705/ft²
Avg floor area60 m²

EPC breakdown

B
42%

Based on 42 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£10,250
First-time buyerFTB
£1,500
Additional propertyBTL/2nd
£23,900

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

12.1×

Price-to-income

£2,276/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£150,000
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.16 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

2018–2026 · CAGR

+1.4%

Total change

+12%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.0%

per year

Acceleration

+30.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

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

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£453k£669k+47.8%20.5
Rate-rise correction2022–2023£450k£460k+2.2%3
Current market2024–2026£562k£505k-10.1%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
1.4%
District
0.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
11.7 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
4 min walk
Hackney WickNational Rail
4 min walk
Pudding Mill Lane DLR StationDLR
12 min walk
Stratford International DLR StationDLR
13 min walk
Stratford Underground StationJubilee · Central
17 min walk
No bus stops within 400m

72

Walkability score

377

Footpaths (500m)

11

Santander docks (800m)

0.1 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)

15

EV chargers (800m)

Total spaces (800m)89
Nearest car park382m
Santander docks (800m)11
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
382m

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: 4.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

17 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 · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

336

Parks (1km)

36

Restaurants (800m)

22

Cafes (800m)

8

Pubs (400m)

0

Pharmacies (800m)

15

Gyms (1km)

30

Sports (1km)

5

Convenience

Nearest supermarketWelcome · 167 m
1 swimming pools5 sports halls

Nightlife (500m)

1

Nightclubs

9

Late-night venues

C
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

Lanterna Deli34 m
Tuck Shop70 m
Your Local Food & Wine81 m
Bakery 4151 m

Nearby cafes

JUJUHOME CHA Hackney Wick28 m
Inis65 m
The Milk Float228 m
Essential Cafe235 m

Nearby restaurants

Lanterna43 m
Preeti Patty123 m
The Taco House130 m
Forman's Deli158 m

Nearby pubs

Lvls129 m
Two More Years131 m
Little Locke135 m
All My Friends237 m

Nearby gyms

The Island Reformer Pilates17 m
ON-U-TRAINING110 m
Omega Fitness Lab127 m
Social Yoga129 m

Nearby health

Skon Dental531 m
Trowbridge Surgery715 m
VDental Smile Studio742 m
London Physiotherapy and Wellness1.1 km
Food hygiene (5-star)76% of 120

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

50

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score28/100
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

77.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,952m
Crossrail 2 route3,731m

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-12.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
26
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
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 (£455,000)

£10,250

Standard buyer

£1,500

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 2XN

Full postcodeE3 2XN
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.540494
Longitude-0.022695
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