Bromley South · Tower Hamlets · Poplar and Limehouse constituency · 51.51880, -0.01716

E3 3AE— Bromley South, Tower Hamlets

Location and area intelligence for E3 3AE, Bromley South, Tower Hamlets

The hidden gem

 

Schools 100%Safety 75/100Transport 60/100Yield 5.19%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
75
Schools
90
Transport
60
Environment
58
Investment
61

The bottom line

E3 3AE offers exceptional schools (100% Good/Outstanding) and low crime at £439,000 median — a strong choice for Families.

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Location

E3 3AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-15.6% vs London avg
vs London income-0.5% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for E3 3AE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How E3 3AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Saviour's Church of England Primary School

Not yet inspected · 3 min walk

KS2: 111.4

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 6 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 10 min walk

12 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.3 incidents per 1,000 residents

Better than 54% of London
↑ Rising 368.4%

-38% vs borough

Crime by type

Other31%
Violence & sexual offences23%
Anti-social behaviour16%
Drug offences8%
Vehicle crime8%
Theft6%
Robbery4%
Burglary4%

Stop & search

3.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 894m

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£439,000

Median sale price

16% below London median

£439,000 is 16% below the London median (£520,000)

-2.7%

This year

Flat

Dominant type

Price history

5-year change
+37.2%
Sales (24 months)6
New build0.0%
Avg flat£439,000
Price per m²£14,116/m²
Price per ft²£1,311/ft²
Avg floor area49.8 m²

EPC breakdown

B
29%
C
48%

Based on 77 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£9,450
First-time buyerFTB
£700
Additional propertyBTL/2nd
£22,620

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

10.5×

Price-to-income

£2,196/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£124,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+2.3%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.8%

per year

Acceleration

-89.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 121 sales

Property Type Mix

Total: 121 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£280k£215k-23.2%16.2
Help-to-Buy recovery2013–2016£360k£420k+16.7%6.5
Brexit uncertainty2017–2019£347k£377k+8.6%3.7
Pandemic surge2020–2021£400k£320k-20%4
Rate-rise correction2022–2022£272k£272k+0%3
Current market2024–2025£475k£405k-14.8%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
2.3%
District
3.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Devons Road DLR StationDLR line
4.6 min walk
West Ham

Nearby stations

Devons Road DLR StationDLR
5 min walk
Langdon Park DLR StationDLR
6 min walk
Bromley-by-Bow Underground StationDistrict · Hammersmith & City
10 min walk
All Saints DLR StationDLR
11 min walk
Bow Church DLR StationDLR
13 min walk
No bus stops within 400m

48

Walkability score

217

Footpaths (500m)

13

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria45 min ↑
Waterloo39 min ↑
Canary Wharf ★14 min
City27 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

18

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)83
Nearest car park193m
Santander docks (800m)13
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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% 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 AONB18% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.2 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield849.3 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

6 min walk

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalMile End Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

224

Parks (1km)

9

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

8

Convenience

Nearest supermarketStroudley Walk Grocery · 995 m
13 tennis courts1 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

0

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express25 m
Lions Express128 m
Denni's Popular219 m
Bow Supermarket246 m

Nearby cafes

Saffi59 m
Ahaba270 m
Devon's Cafe309 m
The Bun Café352 m

Nearby restaurants

Alan's Fish & Chips226 m
Perfect Fried Chicken302 m
Barry's Fish Bar321 m
TFC369 m

Nearby pubs

The Angel of Bow260 m
The Widows Son383 m
The Beehive434 m
Callaghanns685 m

Nearby gyms

énergie Fitness48 m
London Aesthetics & Spa631 m
The Gym900 m
Poplar Public Baths924 m

Nearby pharmacies

Lincoln Pharmacy534 m
Green Light Pharmacy582 m
Boots781 m
Bow Pharmacy952 m

Nearby health

Poplar Dental212 m
Health Spot489 m
St Paul's Way Medical Centre532 m
St Andrews Health Centre589 m
Food hygiene (5-star)56% of 91

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

61

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

65.4

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,066m
Crossrail 2 route5,078m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,864 nationally

2,954

Est. population

30,000/km²

54%

Employed

38%

Degree educated

£41,800

Median income

10.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

29

Community stability

Age profile

32%
32%
23%
Under 1832%
18–3432%
35–4923%
50–6410%
65+3%

Tenure

34%
52%
Own outright3%
Own (mortgage)9%
Private rent34%
Social rent52%
Shared ownership2%
Rent free0%

Ethnicity

14%
55%
White British14%
White Other11%
Asian55%
Black12%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household65%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent52%
Private rent34%

vs. London

Income vs London-0.5%
Price vs London-15.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
490 homes · Former Blessed John Roche Secondary School, Former Blessed John Roche Secondary School, Upper North Street, E14 6ER
Pipeline pressure
NONE

Named schemes (500m)

Caspian Works and 1-3, Caspian Works and 1-3, Yeo Street, E3427 homes
completed
Cranwell Close, E3259 homes
completed
Land adjacent to Langdon Park Station and 134-156, Land adjacent to Langdon Park Station and 134-156, Chrisp Street, Cording Street, E14206 homes
completed
Bow Enterprise Park phases 2 & 3, Bow Enterprise Park phases 2 & 3, Cranwell Close, E3 3QY154 homes
completed
Watts Grove Depot, Watts Grove Depot, Glaucus Street, Watts Grove, LONDON, E3 3QS148 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.5%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Shubo HussainLabour
Bodrul Islam ChoudhuryAspire

Stamp Duty & Affordability Calculator

Stamp duty on median price (£439,000)

£9,450

Standard buyer

£700

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 3AE

Full postcodeE3 3AE
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBromley South
Latitude51.518800
Longitude-0.017163
Parliamentary constituencyPoplar and Limehouse
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