Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52962, -0.03823

E3 5DZ— Bow West, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 48/100Yield 5.17%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
80
Schools
60
Transport
48
Environment
92
Investment
66

The bottom line

E3 5DZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 5DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 5DZ

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E3 5DZ 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 · 9 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 14 min walk

10 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)

4

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

Prices, sales volume and market trends

Avg floor area71.9 m²

EPC breakdown

C
7%
D
6%
E
2%

Based on 15 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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£179,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1999–2021 · CAGR

+7.8%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

+81.0%

per year

Acceleration

+133.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£75k£99k+32%1
Post-dot-com plateau2001–2003£125k£144k+14.8%2.5
Pre-crash peak2005–2007£177k£228k+28.8%1
GFC & correction2008–2012£250k£182k-27.2%1.5
Help-to-Buy recovery2013–2016£245k£452k+84.3%1.7
Brexit uncertainty2017–2018£450k£216k-52.1%1.5
Pandemic surge2021–2021£390k£390k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.8% alpha

Flat/maisonette-3.8% α
Local
3.3%
District
7.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

50

Walkability score

388

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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)90
Nearest car park167m
Santander docks (800m)18
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Justines Place
315m
🅿️
Lawton Road Car Park· yes
523m
🅿️
St James the Less Church Car Park· yes
712m
🅿️
Victoria Car Park· yes
713m

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: 2.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 577 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

540

Parks (1km)

30

Restaurants (800m)

26

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 1.8 km
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

694m

Post office

Nearby shops

The Eggfree Cake Box344 m
Tolga Supermarket446 m
Laxmi news450 m
Village Shop457 m

Nearby cafes

Zealand Road Coffee Shop217 m
Mile End Climbing Wall Cafe245 m
Loafing251 m
Mae + Harvey322 m

Nearby restaurants

Britannia Fish Bar79 m
Symposium188 m
E3 Vegan188 m
Sang Lee189 m

Nearby pubs

The Victoria57 m
The Palm Tree177 m
The Lord Tredegar354 m
Pretty Decent359 m

Nearby gyms

Mile End Climbing Wall241 m
PureGym377 m
Re-Core Pilates385 m
Anytime Fitness692 m

Nearby pharmacies

Bell Pharmacy548 m
Forward Pharmacy693 m

Nearby health

Grove Road Surgery50 m
Suttons Wharf Health Centre256 m
Family Dental Care509 m
Family Nurse Partnership & Health Visiting561 m
Food hygiene (5-star)75% of 117

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

66

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

46.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,373m
Crossrail 2 route3,187m

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

SuburbanVery 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)
42
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
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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)

Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3419 homes
completed
Palmers Road, E2186 homes
completed
Suttons Wharf South, Suttons Wharf South, Palmers Road, Meath Gardens, E2169 homes
completed
Victoria Wharf, Victoria Wharf, ROMAN ROAD, 1A PALMERS ROAD, E299 homes
completed
Palmers Road, E283 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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E3 5DZ

Full postcodeE3 5DZ
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.529622
Longitude-0.038233
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