Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52587, -0.03423

E3 5AJ— Bow West, Tower Hamlets

Location and area intelligence for E3 5AJ, Bow West, Tower Hamlets

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 71/100Transport 69/100Yield 5.17%⚠ Knotweed sites nearby

Best for: Families, Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
73
Safety
71
Schools
100
Transport
69
Environment
84
Investment
80

The bottom line

E3 5AJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Investors who can accept its trade-offs.

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

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Location

E3 5AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+98.0% vs London avg

Deep-dive guides for E3 5AJ

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E3 5AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Solebay Primary - A Paradigm Academy

Outstanding · Inspected May 2023 · 6 min walk

KS2: 108.9

—

Secondary

Central Foundation Girls' School

Not yet inspected · 5 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 13 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

128.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+33% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour12%
Theft9%
Drug offences8%
Burglary7%
Robbery7%
Vehicle crime5%

Road safety

83

Road safety score

5

Accidents (5yr)

3

KSI (5yr)

16

Serious within 200m

HIGH pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.3km

Crime is +98% above London average

Property

Prices, sales volume and market trends

Avg floor area156.6 m²

EPC breakdown

C
9%
D
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 16%Terraced 68%Flat 16%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£391,500
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.5%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

-47.94

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached15.8%
Terraced68.4%
Flat/maisonette15.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£168k£175k+4.5%1.7
Post-dot-com plateau2001–2002£401k£495k+23.4%2
Pre-crash peak2006–2007£450k£590k+31.1%1
GFC & correction2010–2010£716k£716k+0%2
Help-to-Buy recovery2013–2013£680k£680k+0%1
Pandemic surge2020–2021£1.04m£1.10m+5.7%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
7.5%
District
8.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Mile End Underground StationCentral line
0.9 min walk
Limehouse

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
1 min walk
Bow Road Underground StationDistrict · Hammersmith & City
8 min walk
Bow Church DLR StationDLR
12 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
12 min walk
Devons Road DLR StationDLR
15 min walk
4 bus routes · 7 stops within 400m · 187 buses/hr peak

55

Walkability score

351

Footpaths (500m)

20

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria37 min ↓
Waterloo34 min ↓
Canary Wharf23 min ↓
City ★22 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

26

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park147m
Santander docks (800m)20
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
147m
🅿️
Justines Place
720m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.9 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 km

Energy

Solar: 850 kWh/kWp/yr

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 yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

19 min walk

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMile End Hospital · 559 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

599

Parks (1km)

41

Restaurants (800m)

28

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

11

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 1.4 km
4 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

568m

Post office

Nearby shops

My Local56 m
The Bakery Room62 m
Food Sale Express Ltd100 m
Low Cost Supermarket208 m

Nearby cafes

The Coffee Room47 m
Rise and Roast67 m
Coffee London93 m
Cafe Meeshee103 m

Nearby restaurants

Milano Pizza47 m
City Kebabs48 m
Madina Charcoal Grill49 m
The Pizza Room52 m

Nearby pubs

The Rusty Bike131 m
The Wentworth Arms152 m
The Cherry233 m
The Lord Tredegar286 m

Nearby gyms

Mile End Climbing Wall427 m
Short Breaks Urban Gym649 m
QMotion Sport & Fitness Centre682 m
Mile End Pool721 m

Nearby pharmacies

Forward Pharmacy281 m
Mayor's Pharmacy609 m
Bell Pharmacy746 m
Sinclairs Pharmacy982 m

Nearby health

Harley Grove Medical Centre495 m
Student Practice500 m
Damira Dental Studios523 m
Grove Road Surgery550 m
Food hygiene (5-star)64% of 141

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

80

Investment score

Strong

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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

60.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,142m
Crossrail 2 route3,660m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,122 nationally

1,791

Est. population

16,379/km²

71%

Employed

64%

Degree educated

£45,900

Median income

4.4%

Claimant rate

Urban coreVery high densityYoung professionals

39

Community stability

Age profile

22%
36%
22%
Under 1822%
18–3436%
35–4922%
50–6412%
65+8%

Tenure

18%
28%
36%
17%
Own outright18%
Own (mortgage)28%
Private rent36%
Social rent17%
Shared ownership1%
Rent free1%

Ethnicity

43%
15%
32%
White British43%
White Other15%
Asian32%
Black3%
Mixed6%
Other1%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine11%
No car household48%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent36%
Social rent17%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
57
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
32
Largest scheme
819 homes · Bounded by Grand Union canal, Bounded by Grand Union canal, Ben Jonson Road, Mile End Road, Stepney Green, E1
Pipeline pressure
NONE

Named schemes (500m)

Mile End, Mile End, Treby Street, Mile End, E3179 homes
completed
79 - 83, 79 - 83, Coborn Road, E152 homes
completed
ULLSWATER HOUSE, ULLSWATER HOUSE, MAPLIN STREET, E345 homes
completed
LLEWELLYN'S, 79-83, LLEWELLYN'S, 79-83, COBORN ROAD, E343 homes
completed
Central Foundation Girls School, Central Foundation Girls School, College Terrace, E3 5AN36 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.6%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Asma BegumLabour
Nathalie BienfaitGreen

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Key facts for E3 5AJ

Full postcodeE3 5AJ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.525868
Longitude-0.034228
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
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