Bow West · Tower Hamlets · Stratford and Bow constituency · 51.52784, -0.03305

E3 5EP— Bow West, Tower Hamlets

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

The family fortress

 

Top 5% LondonSchools 100%Safety 78/100Transport 62/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
78
Schools
60
Transport
62
Environment
83
Investment
62

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E3 5EP

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 5EP

🛡️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🍕 Buzzing

“The family fortress”

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How E3 5EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Malmesbury Primary School

Not yet inspected · 3 min walk

KS2: 107.4

—

Secondary

Central Foundation Girls' School

Not yet inspected · 4 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 15 min walk

8 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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.4km

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£9,392/m²
Price per ft²£873/ft²
Avg floor area45.5 m²

EPC breakdown

C
1%
D
6%
E
8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£113,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2004–2026 · CAGR

+4%

Total change

+136%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.4%

per year

Acceleration

+49.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£185k£185k+0%13
Pre-crash peak2005–2007£213k£253k+18.8%1.3
GFC & correction2010–2012£285k£233k-18.4%1.5
Help-to-Buy recovery2013–2016£280k£380k+35.7%1.7
Brexit uncertainty2018–2018£409k£409k+0%2
Pandemic surge2021–2021£418k£418k+0%1
Rate-rise correction2023–2023£400k£400k+0%1
Current market2025–2026£330k£437k+32.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4%
District
4%

CAGR over 22yr 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 Timing0
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 StationHammersmith & City line
3.3 min walk
Limehouse

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
4 min walk
Bow Road Underground StationDistrict · Hammersmith & City
7 min walk
Bow Church DLR StationDLR
11 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
14 min walk
Devons Road DLR StationDLR
15 min walk
1 bus routes · 7 stops within 400m · 135 buses/hr peak

51

Walkability score

247

Footpaths (500m)

19

Santander docks (800m)

0.2 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

29

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park364m
Santander docks (800m)19
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
364m
🅿️
Justines Place
701m

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: 3.0 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

22 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 705 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

537

Parks (1km)

45

Restaurants (800m)

34

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

6

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 1.6 km
4 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

752m

Post office

Nearby shops

S-A-N-D Grocery192 m
The Bakery Room253 m
My Local257 m
RMJ Food & Wine281 m

Nearby cafes

The Coffee Room274 m
Mile End Sandwich Bar275 m
Rise and Roast302 m
Coffee London309 m

Nearby restaurants

Kam Hon220 m
Milano Pizza271 m
City Kebabs276 m
Madina Charcoal Grill279 m

Nearby pubs

The Lord Tredegar70 m
The Morgan Arms143 m
The Coborn232 m
The Rusty Bike289 m

Nearby gyms

Mile End Climbing Wall460 m
Anytime Fitness572 m
PureGym776 m
Re-Core Pilates789 m

Nearby pharmacies

Forward Pharmacy291 m
Mayor's Pharmacy508 m
Bell Pharmacy513 m

Nearby health

Harley Grove Medical Centre377 m
Grove Road Surgery460 m
St. Stephen's Health Centre504 m
William Place Dental Aesthetics516 m
Food hygiene (5-star)66% of 166

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

62

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

71.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route5,374m
Crossrail 2 route3,595m

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
Yes
Article 4 area
No
Listed buildings (800m)
56
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)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
Largest scheme
252 homes · Former St Clements Hospital, 2, Former St Clements Hospital, 2, Bow Road, E3 4LL
Pipeline pressure
NONE

Named schemes (500m)

Mile End, Mile End, Treby Street, Mile End, E3179 homes
completed
64, 64, Tredegar Road, Balmer Road, E3 2EP88 homes
completed
79 - 83, 79 - 83, Coborn Road, E152 homes
completed
ULLSWATER HOUSE, ULLSWATER HOUSE, MAPLIN STREET, E345 homes
completed
LLEWELLYN'S, 79-83, LLEWELLYN'S, 79-83, COBORN ROAD, E343 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 5EP

Full postcodeE3 5EP
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.527844
Longitude-0.033047
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
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