Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53170, -0.03318

E3 5EE— Bow West, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 51/100Yield 5.17%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
78
Schools
100
Transport
51
Environment
96
Investment
76

The bottom line

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

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Location

E3 5EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E3 5EE

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

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Postcode Personality

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

“The family fortress”

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How E3 5EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Old Ford Primary - A Paradigm Academy

Outstanding · Inspected Nov 2022 · 2 min walk

KS2: 108.4

—

Secondary

Central Foundation Girls' School

Not yet inspected · 7 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 18 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.6 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

-17% vs borough

Crime by type

Other36%
Anti-social behaviour20%
Violence & sexual offences19%
Burglary9%
Vehicle crime8%
Drug offences4%
Theft3%
Robbery1%

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: Homerton Fire Station · 2.0km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area65.5 m²

EPC breakdown

B
2%
C
22%
D
4%

Based on 28 properties · Confidence: medium

Street mix

Terraced 3%Flat 97%

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£163,750
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.2%

Total change

+744%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.4%

per year

Acceleration

+42.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 33 sales

Property Type Mix

Total: 33 sales

Terraced3%
Flat/maisonette97%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£115k+109.1%1.5
Post-dot-com plateau2001–2004£132k£135k+2.3%2.7
Pre-crash peak2005–2007£195k£230k+17.9%2
GFC & correction2008–2012£219k£168k-23.5%1.5
Help-to-Buy recovery2013–2014£195k£300k+53.8%2
Brexit uncertainty2017–2018£515k£286k-44.5%1
Pandemic surge2021–2021£309k£309k+0%1
Rate-rise correction2023–2023£464k£464k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
8.3%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 StationHammersmith & City line
8.4 min walk
Hackney Wick

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
9 min walk
Bow Road Underground StationHammersmith & City · District
10 min walk
Bow Church DLR StationDLR
12 min walk
Hackney Wick Rail StationMildmay
18 min walk
Hackney WickNational Rail
18 min walk
1 bus routes · 5 stops within 400m · 38 buses/hr peak

52

Walkability score

152

Footpaths (500m)

17

Santander docks (800m)

0.1 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)

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Parking & EV

Car parks, spaces and charging points

25

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park270m
Santander docks (800m)17
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Justines Place
707m
🅿️
Lawton Road Car Park· yes
757m
🅿️
Victoria Car Park· yes
766m

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: 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: 3.1 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

27 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 968 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

391

Parks (1km)

34

Restaurants (800m)

31

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

7

Convenience

Nearest supermarketWelcome · 1.1 km
5 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Tolga Supermarket67 m
Laxmi news67 m
The Eggfree Cake Box133 m
Fair Price Cash & Carry135 m

Nearby cafes

A.F/P Coffee Shop52 m
Semz Cafe70 m
Hiland95 m
Da' Luscious98 m

Nearby restaurants

Ona's Bento Sushi Bar55 m
New Lotus House69 m
Chilli Garlic Restaurant70 m
Domino's79 m

Nearby pubs

Young Prince68 m
The Albert117 m
Lord Morpeth352 m
Green Goose355 m

Nearby gyms

Anytime Fitness279 m
PureGym603 m
Re-Core Pilates633 m
Mile End Climbing Wall637 m

Nearby pharmacies

Bell Pharmacy128 m
Forward Pharmacy675 m
Mayor's Pharmacy709 m

Nearby health

St. Stephen's Health Centre156 m
William Place Dental Aesthetics162 m
Grove Road Surgery435 m
Harley Grove Medical Centre601 m
Food hygiene (5-star)70% of 143

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

76

Investment score

Strong

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

69.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,745m
Crossrail 2 route3,361m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,838 nationally

1,947

Est. population

15,910/km²

68%

Employed

59%

Degree educated

£45,900

Median income

4.8%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

17%
37%
21%
14%
Under 1817%
18–3437%
35–4921%
50–6414%
65+10%

Tenure

13%
22%
32%
29%
Own outright13%
Own (mortgage)22%
Private rent32%
Social rent29%
Shared ownership4%
Rent free1%

Ethnicity

57%
14%
White British57%
White Other14%
Asian13%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household59%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent32%
Social rent29%

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
Planning apps (12 months)
1
Local approval rate
100%
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)
48
Largest scheme
229 homes · ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

Former Safeways, 2, Former Safeways, 2, Gladstone Place, E3210 homes
completed
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
64, 64, Tredegar Road, Balmer Road, E3 2EP88 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 5EE

Full postcodeE3 5EE
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.531704
Longitude-0.033183
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
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