Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53072, -0.03539

E3 5BY— Bow West, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 80/100Transport 53/100Yield 5.01%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
80
Schools
60
Transport
53
Environment
96
Investment
62

The bottom line

E3 5BY offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £455,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E3 5BY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E3 5BY meets your needs.

Location

E3 5BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-12.5% vs London avg
vs London income+9.3% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E3 5BY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E3 5BY with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How E3 5BY 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 · 1 min walk

KS2: 103.3

—

Secondary

Central Foundation Girls' School

Not yet inspected · 8 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.7 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-25% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour24%
Vehicle crime7%
Theft5%
Drug offences3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.3km

Crime is +12% 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)

+36.0%

This year

Terraced

Dominant type

Price history

5-year change
-61.0%
Sales (24 months)9
New build0.0%
Avg terraced£855,000
Avg flat£455,000
Price per m²£5,328/m²
Price per ft²£495/ft²
Avg floor area93 m²

EPC breakdown

C
12%
D
14%
E
6%
F
2%

Based on 34 properties · Confidence: high

Street mix

Terraced 80%Flat 19%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£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

9.9×

Price-to-income

£2,276/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£232,500
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 CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.1%

Total change

+499%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.2%

per year

Acceleration

-160.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 58 sales

Property Type Mix

Total: 58 sales

Terraced81%
Flat/maisonette19%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£101k£199k+97%3.8
Post-dot-com plateau2001–2003£265k£326k+23%2.7
Pre-crash peak2005–2007£360k£370k+2.8%2
GFC & correction2009–2012£475k£572k+20.4%2.2
Help-to-Buy recovery2013–2016£645k£815k+26.4%1
Brexit uncertainty2017–2019£510k£875k+71.6%2
Pandemic surge2020–2021£550k£1.17m+112%1
Rate-rise correction2022–2022£496k£496k+0%1
Current market2024–2026£450k£605k+34.4%3.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.2%
District
8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
7.4 min walk
Hackney Wick

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
8 min walk
Bow Road Underground StationDistrict · Hammersmith & City
10 min walk
Bow Church DLR StationDLR
13 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
16 min walk
Bethnal Green Underground StationCentral
18 min walk
1 bus routes · 8 stops within 400m · 51 buses/hr peak

51

Walkability score

170

Footpaths (500m)

18

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria47 min ↑
Waterloo45 min ↑
Canary Wharf34 min ↓
City ★30 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

33

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park396m
Santander docks (800m)18
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Justines Place
528m
🅿️
Lawton Road Car Park· yes
623m
🅿️
Victoria Car Park· yes
720m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

26 min walk

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 786 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

481

Parks (1km)

33

Restaurants (800m)

32

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketWelcome · 1.2 km
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

888m

Post office

Nearby shops

The Eggfree Cake Box143 m
Tolga Supermarket221 m
Laxmi news225 m
S-A-N-D Grocery304 m

Nearby cafes

Mae + Harvey118 m
Loafing141 m
Café East141 m
Hiland167 m

Nearby restaurants

Roman Tandoori139 m
Spice Hut153 m
Balman's Kebabs162 m
Sing Way165 m

Nearby pubs

Young Prince160 m
The Victoria265 m
The Lord Tredegar289 m
The Albert304 m

Nearby gyms

Mile End Climbing Wall452 m
Anytime Fitness461 m
PureGym475 m
Re-Core Pilates499 m

Nearby pharmacies

Bell Pharmacy316 m
Forward Pharmacy643 m
Mayor's Pharmacy767 m

Nearby health

Grove Road Surgery250 m
St. Stephen's Health Centre341 m
William Place Dental Aesthetics349 m
Suttons Wharf Health Centre482 m
Food hygiene (5-star)73% of 142

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

62

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

60.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,575m
Crossrail 2 route3,284m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,721 nationally

2,146

Est. population

19,697/km²

62%

Employed

48%

Degree educated

£45,900

Median income

6.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

23%
35%
20%
13%
Under 1823%
18–3435%
35–4920%
50–6413%
65+9%

Tenure

16%
31%
40%
Own outright12%
Own (mortgage)16%
Private rent31%
Social rent40%
Shared ownership1%
Rent free0%

Ethnicity

39%
14%
32%
White British39%
White Other14%
Asian32%
Black6%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household61%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Social rent40%
Private rent31%

vs. London

Income vs London+9.3%
Price vs London-12.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
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)
49
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

Gun Wharf, 241, Gun Wharf, 241, Old Ford Road, E2121 homes
completed
RANWELL HOUSING ESTATE & OPEN SPACE, RANWELL HOUSING ESTATE & OPEN SPACE, OLD FORD ROAD, E3115 homes
completed
225-227, 225-227, OLD FORD ROAD, E392 homes
completed
79 - 83, 79 - 83, Coborn Road, E152 homes
completed
EMPIRE WHARF, 219-235, EMPIRE WHARF, 219-235, OLD FORD ROAD, E352 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

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.

Live in E3 5BY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E3 5BY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

What else could £455k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E3 5BY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E3 5BY

Full postcodeE3 5BY
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.530716
Longitude-0.035389
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