Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53233, -0.03159

E3 5FX— Bow East, Tower Hamlets

Location and area intelligence for E3 5FX, Bow East, Tower Hamlets

The family fortress

 

Schools 100%Safety 76/100Transport 46/100Yield 5.17%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
76
Schools
100
Transport
46
Environment
96
Investment
70

The bottom line

E3 5FX 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 5FX

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 income-10.2% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for E3 5FX

🛡️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 5FX 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 · 1 min walk

KS2: 108.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 5 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.0 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

-6% vs borough

Crime by type

Other37%
Violence & sexual offences26%
Anti-social behaviour20%
Burglary7%
Vehicle crime3%
Theft2%
Drug offences2%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 2.0km

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area53.8 m²

EPC breakdown

B
1%
C
4%

Based on 5 properties · Confidence: low

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£134,500
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.19 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2019 · CAGR

+4.1%

Total change

+99%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

-8.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£245k£245k+0%3
Pre-crash peak2007–2007£310k£310k+0%3
GFC & correction2009–2009£250k£250k+0%1
Help-to-Buy recovery2014–2016£239k£490k+105.5%1.3
Brexit uncertainty2019–2019£487k£487k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.7% alpha

Flat/maisonette-6.7% α
Local
-0.2%
District
6.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Mile End Underground StationHammersmith & City line
9.3 min walk
Hackney Wick

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
9 min walk
Mile End Underground StationCentral · Hammersmith & City
10 min walk
Bow Church DLR StationDLR
11 min walk
Hackney Wick Rail StationMildmay
16 min walk
Hackney WickNational Rail
16 min walk
1 bus routes · 7 stops within 400m · 30 buses/hr peak

53

Walkability score

162

Footpaths (500m)

15

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

22

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park183m
Santander docks (800m)15
Nearest cycle dock0.1 km

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: 3.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

28 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

302

Parks (1km)

24

Restaurants (800m)

25

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

9

Convenience

Nearest supermarketWelcome · 932 m
5 tennis courts2 swimming pools

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)

971m

Post office

Nearby shops

Fair Price Cash & Carry8 m
Sobgi Hut111 m
Laxmi news124 m
Tolga Supermarket128 m

Nearby cafes

Cafe Rosh16 m
Randolfi's Refreshment Bar22 m
Da' Luscious33 m
The Beans74 m

Nearby restaurants

G. Kelly12 m
Alanya32 m
Subway85 m
Ona's Bento Sushi Bar102 m

Nearby pubs

The Albert38 m
Young Prince181 m
Green Goose242 m
Eleanor Arms318 m

Nearby gyms

Anytime Fitness156 m
PureGym712 m
Bow Quarter Leisure Centre744 m
Re-Core Pilates745 m

Nearby pharmacies

Bell Pharmacy10 m
Mayor's Pharmacy688 m
Forward Pharmacy718 m

Nearby health

St. Stephen's Health Centre36 m
William Place Dental Aesthetics37 m
Grove Road Surgery565 m
Harley Grove Medical Centre597 m
Food hygiene (5-star)67% of 128

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

70

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

57.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,859m
Crossrail 2 route3,427m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,482 nationally

2,407

Est. population

29,407/km²

63%

Employed

48%

Degree educated

£37,700

Median income

7.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

27%
35%
22%
Under 1827%
18–3435%
35–4923%
50–6411%
65+5%

Tenure

15%
30%
39%
Own outright10%
Own (mortgage)15%
Private rent30%
Social rent39%
Shared ownership5%

Ethnicity

30%
14%
36%
White British30%
White Other14%
Asian36%
Black10%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household65%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent39%
Private rent30%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
45
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)
47
Largest scheme
234 homes · Tredegar Estate Phases 3A, B & C, site between, Tredegar Estate Phases 3A, B & C, site between, MOSTYN GROVE, Tredegar Road , Ordell Road, Morville Street, E3 3DX
Pipeline pressure
NONE

Named schemes (500m)

Former Safeways, 2, Former Safeways, 2, Gladstone Place, E3210 homes
completed
MONTEITH ESTATE, MONTEITH ESTATE, OLD FORD ROAD, E3167 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
PHASE 2, MONTEITH ESTATE, PHASE 2, MONTEITH ESTATE, OLD FORD ROAD, E3108 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
18.1%
Election year
2022
MP
Uma Kumaran (Labour)
MP majority
11,634
Constituency
Stratford and Bow

Councillors

Rachel BlakeLabour and Co-operative Party
Amina AliLabour and Co-operative Party
Marc FrancisLabour and Co-operative Party

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E3 5FX

Full postcodeE3 5FX
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.532325
Longitude-0.031585
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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