Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52946, -0.03681

E3 5DD— Bow West, Tower Hamlets

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

The family fortress

 

Top 10% LondonSchools 100%Safety 80/100Transport 58/100Low yield 2.20%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
80
Schools
60
Transport
58
Environment
81
Investment
41

The bottom line

E3 5DD offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £1,035,250 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E3 5DD

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+99.1% vs London avg
vs London income+9.3% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E3 5DD

🛡️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 5DD 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 · 2 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 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

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)

2

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

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

£1,035,250

Median sale price

Top 25% — 99% above London median

£1,035,250 is 99% above the London median (£520,000)

-13.4%

This year

Terraced

Dominant type

Price history

5-year change
+4.0%
Sales (24 months)6
New build0.0%
Avg terraced£1,035,250
Price per m²£11,339/m²
Price per ft²£1,053/ft²
Avg floor area92.6 m²

EPC breakdown

C
8%
D
31%
E
5%
F
1%

Based on 45 properties · Confidence: high

Street mix

Semi 2%Terraced 83%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

Stamp duty

Standard buyer£44,775
First-time buyerFTB
£44,775
Additional propertyBTL/2nd
£75,832

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

22.6×

Price-to-income

£5,179/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£231,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+877%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.9%

per year

Acceleration

-55.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached1.6%
Terraced82.8%
Flat/maisonette15.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£106k£180k+69.8%2.5
Post-dot-com plateau2001–2004£250k£315k+26%2
Pre-crash peak2005–2007£347k£378k+8.8%3
GFC & correction2009–2012£344k£590k+71.4%1.5
Help-to-Buy recovery2014–2016£385k£815k+111.7%3.7
Brexit uncertainty2018–2019£723k£1.18m+62.6%1
Pandemic surge2020–2021£905k£995k+9.9%4
Rate-rise correction2022–2022£1.32m£1.32m+0%1
Current market2025–2025£1.04m£1.04m+0%6

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+3.5% α
Local
8.2%
District
4.7%
Terraced+0.2% α
Local
7.9%
District
7.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing14
Trend Position75

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
6.2 min walk
Limehouse

Nearby stations

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

52

Walkability score

279

Footpaths (500m)

19

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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)90
Nearest car park260m
Santander docks (800m)19
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Justines Place
413m
🅿️
Lawton Road Car Park· yes
485m
🅿️
Victoria Car Park· yes
774m

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: 2.8 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

25 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 616 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

532

Parks (1km)

39

Restaurants (800m)

31

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketWelcome · 1.4 km
1 tennis courts1 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)

719m

Post office

Nearby shops

The Eggfree Cake Box306 m
S-A-N-D Grocery360 m
Tolga Supermarket392 m
Laxmi news396 m

Nearby cafes

Zealand Road Coffee Shop236 m
Loafing246 m
Mae + Harvey282 m
Mile End Climbing Wall Cafe288 m

Nearby restaurants

Britannia Fish Bar139 m
Kisses From Nonna235 m
Sing Way239 m
Balman's Kebabs239 m

Nearby pubs

The Victoria104 m
The Lord Tredegar257 m
The Palm Tree271 m
Young Prince331 m

Nearby gyms

Mile End Climbing Wall283 m
PureGym460 m
Re-Core Pilates472 m
Anytime Fitness615 m

Nearby pharmacies

Bell Pharmacy481 m
Forward Pharmacy605 m

Nearby health

Grove Road Surgery145 m
Suttons Wharf Health Centre350 m
St. Stephen's Health Centre501 m
William Place Dental Aesthetics510 m
Food hygiene (5-star)70% of 130

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

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

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

25/100

Velocity score

Future outlook

68

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,405m
Crossrail 2 route3,278m

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+99.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
45
Live planning apps (800m)
2
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)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

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)

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
12-12B, 12-12B, Norman Grove, E3 5EG17 homes
completed
LAND AT SOUTH EAST CORNER OF, LAND AT SOUTH EAST CORNER OF, GROVE ROAD, ROMAN ROAD, E315 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 (£1,035,250)

£44,775

Standard buyer

£44,775

First-time buyer

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 5DD

Full postcodeE3 5DD
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.529463
Longitude-0.036812
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