Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52969, -0.03708

E3 5DF— Bow West, Tower Hamlets

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

The family fortress

 

Top 8% LondonSchools 100%Safety 80/100Transport 58/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
80
Schools
60
Transport
58
Environment
92
Investment
59

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E3 5DF 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 5DF meets your needs.

Location

E3 5DF

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 5DF

🛡️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 5DF with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E3 5DF 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 · 15 min walk

9 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 · 1.1km

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£7,646/m²
Price per ft²£710/ft²
Avg floor area76.9 m²

EPC breakdown

C
11%
D
9%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£192,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1999–2025 · CAGR

+8%

Total change

+648%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.5%

per year

Acceleration

+48.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£79k£110k+39.2%2
Post-dot-com plateau2001–2003£125k£162k+29.2%2.3
Pre-crash peak2006–2007£202k£228k+12.6%1.5
GFC & correction2008–2012£250k£233k-6.8%2
Help-to-Buy recovery2014–2016£220k£369k+67.7%1.3
Pandemic surge2020–2021£490k£433k-11.6%1
Current market2025–2025£591k£591k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
7.9%
District
8.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
6.5 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
16 min walk
No bus stops within 400m

52

Walkability score

285

Footpaths (500m)

18

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

36

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)90
Nearest car park246m
Santander docks (800m)18
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Justines Place
395m
🅿️
Lawton Road Car Park· yes
513m
🅿️
Victoria Car Park· yes
742m
🅿️
St James the Less Church Car Park· yes
787m

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
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 AONB100% 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 · 626 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

528

Parks (1km)

34

Restaurants (800m)

30

Cafes (800m)

1

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

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

733m

Post office

Nearby shops

The Eggfree Cake Box292 m
S-A-N-D Grocery380 m
Tolga Supermarket384 m
Laxmi news388 m

Nearby cafes

Zealand Road Coffee Shop207 m
Loafing221 m
Mae + Harvey267 m
Mile End Climbing Wall Cafe295 m

Nearby restaurants

Britannia Fish Bar136 m
Kisses From Nonna205 m
Sing Way211 m
Sang Lee212 m

Nearby pubs

The Victoria102 m
The Palm Tree257 m
The Lord Tredegar285 m
Young Prince321 m

Nearby gyms

Mile End Climbing Wall290 m
PureGym429 m
Re-Core Pilates442 m
Anytime Fitness618 m

Nearby pharmacies

Bell Pharmacy478 m
Forward Pharmacy636 m

Nearby health

Grove Road Surgery120 m
Suttons Wharf Health Centre336 m
St. Stephen's Health Centre501 m
William Place Dental Aesthetics510 m
Food hygiene (5-star)72% of 125

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

59

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

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

8/100

Velocity score

Future outlook

52

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,418m
Crossrail 2 route3,248m

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
No
Article 4 area
No
Listed buildings (800m)
43
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)

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
14, 14, GROVE ROAD, E314 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

Live in E3 5DF? 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 5DF.
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

Similar postcodes

Frequently asked questions

📍 Track E3 5DF

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

No spam. Unsubscribe anytime.

Key facts for E3 5DF

Full postcodeE3 5DF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.529692
Longitude-0.037076
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