Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53038, -0.03638

E3 5BZ— Bow West, Tower Hamlets

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

The family fortress

 

Top 13% LondonSchools 100%Safety 80/100Transport 53/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
80
Schools
60
Transport
53
Environment
92
Investment
58

The bottom line

E3 5BZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E3 5BZ

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 income+9.3% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E3 5BZ

🛡️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 5BZ 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 21 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.2km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£13,556/m²
Price per ft²£1,259/ft²
Avg floor area75.6 m²

EPC breakdown

C
16%
D
19%
E
9%
F
1%

Based on 45 properties · Confidence: high

Street mix

Terraced 17%Detached 1%Flat 81%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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£189,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.1%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.0%

per year

Acceleration

+70.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 96 sales

Property Type Mix

Total: 96 sales

Detached1%
Terraced16.7%
Flat/maisonette82.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£133k+83.1%5
Post-dot-com plateau2001–2004£118k£213k+80.1%4.2
Pre-crash peak2005–2007£195k£350k+79.5%3
GFC & correction2008–2012£250k£338k+35%2.4
Help-to-Buy recovery2013–2016£500k£530k+6%3.5
Brexit uncertainty2018–2019£900k£640k-28.9%2.5
Pandemic surge2020–2020£635k£635k+0%2
Rate-rise correction2022–2023£440k£350k-20.5%2
Current market2024–2024£525k£525k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Terraced

-0.6% alpha

Flat/maisonette+0.5% α
Local
7%
District
6.5%
Terraced-0.6% α
Local
6.8%
District
7.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
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
7.1 min walk
Hackney Wick

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
8 min walk
Bow Road Underground StationDistrict · Hammersmith & City
11 min walk
Bow Church DLR StationDLR
14 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
15 min walk
Bethnal Green Underground StationCentral
17 min walk
No bus stops within 400m

52

Walkability score

232

Footpaths (500m)

17

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

34

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)90
Nearest car park318m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Justines Place
453m
🅿️
Lawton Road Car Park· yes
585m
🅿️
Victoria Car Park· yes
705m

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 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

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 716 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

504

Parks (1km)

34

Restaurants (800m)

31

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketWelcome · 1.3 km
1 tennis courts1 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)

823m

Post office

Nearby shops

The Eggfree Cake Box201 m
Tolga Supermarket295 m
Laxmi news299 m
S-A-N-D Grocery350 m

Nearby cafes

Loafing145 m
Zealand Road Coffee Shop152 m
Mae + Harvey177 m
Café East206 m

Nearby restaurants

Balman's Kebabs148 m
Sing Way149 m
Kisses From Nonna159 m
Sang Lee191 m

Nearby pubs

The Victoria190 m
Young Prince232 m
The Lord Tredegar297 m
The Palm Tree327 m

Nearby gyms

Mile End Climbing Wall380 m
PureGym427 m
Re-Core Pilates447 m
Anytime Fitness540 m

Nearby pharmacies

Bell Pharmacy394 m
Forward Pharmacy656 m

Nearby health

Grove Road Surgery173 m
Suttons Wharf Health Centre404 m
St. Stephen's Health Centre420 m
William Place Dental Aesthetics428 m
Food hygiene (5-star)73% of 139

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

58

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,509m
Crossrail 2 route3,246m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
42
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
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)
52
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

225-227, 225-227, OLD FORD ROAD, E392 homes
completed
79 - 83, 79 - 83, Coborn Road, E152 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
BRINE HOUSE, BRINE HOUSE, ST STEPHENS ROAD, E324 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 5BZ

Full postcodeE3 5BZ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.530382
Longitude-0.036383
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