Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52801, -0.03516

E3 5AT— Bow West, Tower Hamlets

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 71/100Transport 61/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
74
Safety
71
Schools
60
Transport
61
Environment
81
Investment
67

The bottom line

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

The catches: very high noise (65 dB) — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E3 5AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for E3 5AT

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E3 5AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Olga Primary School

Not yet inspected · 4 min walk

KS2: 103.3

—

Secondary

Central Foundation Girls' School

Not yet inspected · 6 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 14 min walk

8 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£9,834/m²
Price per ft²£914/ft²
Avg floor area95.8 m²

EPC breakdown

C
9%
D
26%
E
4%
G
2%

Based on 41 properties · Confidence: high

Street mix

Semi 1%Terraced 77%Flat 21%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£239,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+7.8%

Total change

+938%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.1%

per year

Acceleration

-147.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 83 sales

Property Type Mix

Total: 83 sales

Semi-detached1.2%
Terraced77.1%
Flat/maisonette21.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£223k+212.3%3.2
Post-dot-com plateau2001–2004£219k£335k+53%3.5
Pre-crash peak2006–2007£244k£276k+13.1%1.5
GFC & correction2008–2012£550k£432k-21.5%2.2
Help-to-Buy recovery2013–2016£590k£828k+40.3%3.5
Brexit uncertainty2017–2019£565k£423k-25.2%2.7
Pandemic surge2020–2021£690k£1.05m+52.2%3
Rate-rise correction2022–2023£840k£423k-49.7%3.5
Current market2025–2026£953k£743k-22.1%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Flat/maisonette

-1.6% alpha

Terraced+0.6% α
Local
8.3%
District
7.7%
Flat/maisonette-1.6% α
Local
3.6%
District
5.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Mile End Underground StationCentral line
3.8 min walk
Limehouse

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
4 min walk
Bow Road Underground StationDistrict · Hammersmith & City
9 min walk
Bow Church DLR StationDLR
12 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
13 min walk
Devons Road DLR StationDLR
17 min walk
No bus stops within 400m

52

Walkability score

307

Footpaths (500m)

18

Santander docks (800m)

0.2 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

32

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park302m
Santander docks (800m)18
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
326m
🅿️
Justines Place
555m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.9 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

22 min walk

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 588 m
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

555

Parks (1km)

42

Restaurants (800m)

32

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 1.6 km
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

655m

Post office

Nearby shops

The Bakery Room228 m
My Local236 m
S-A-N-D Grocery285 m
Food Sale Express Ltd344 m

Nearby cafes

The Coffee Room265 m
Rise and Roast307 m
Starbucks322 m
Mile End Climbing Wall Cafe322 m

Nearby restaurants

Milano Pizza261 m
Britannia Fish Bar264 m
City Kebabs269 m
Madina Charcoal Grill274 m

Nearby pubs

The Lord Tredegar121 m
The Victoria244 m
The Morgan Arms290 m
The Rusty Bike354 m

Nearby gyms

Mile End Climbing Wall316 m
Anytime Fitness637 m
PureGym653 m
Re-Core Pilates663 m

Nearby pharmacies

Forward Pharmacy416 m
Bell Pharmacy542 m
Mayor's Pharmacy656 m

Nearby health

Grove Road Surgery328 m
Suttons Wharf Health Centre477 m
Harley Grove Medical Centre525 m
St. Stephen's Health Centre545 m
Food hygiene (5-star)69% of 157

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

67

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

59.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,319m
Crossrail 2 route3,464m

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

Inner cityVery 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)
59
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)
41
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

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
12-12B, 12-12B, Norman Grove, E3 5EG17 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 5AT

Full postcodeE3 5AT
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.528014
Longitude-0.035159
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