Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53520, -0.03469

E3 5GF— Bow West, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 85/100Transport 37/100Yield 3.58%

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
85
Schools
100
Transport
37
Environment
96
Investment
46

The bottom line

E3 5GF offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £637,500 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

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

Location

E3 5GF

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 avg price+22.6% vs London avg
vs London income+9.3% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for E3 5GF

🛡️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 5GF with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E3 5GF 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 · 4 min walk

KS2: 108.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 6 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 · 13 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

34.9 incidents per 1,000 residents

Better than 75% of London
→ Stable

-64% vs borough

Crime by type

Other34%
Violence & sexual offences19%
Anti-social behaviour17%
Vehicle crime10%
Theft8%
Burglary6%
Drug offences4%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.6km

Crime is 46% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£637,500

Median sale price

Above London median by 23%

£637,500 is 23% above the London median (£520,000)

+17.0%

This year

Flat

Dominant type

Price history

5-year change
+16.4%
Sales (24 months)6
New build0.0%
Avg flat£637,500
Price per m²£9,417/m²
Price per ft²£875/ft²
Avg floor area67.6 m²

EPC breakdown

B
80%
C
8%

Based on 88 properties · Confidence: high

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

Stamp duty

Standard buyer£19,375
First-time buyerFTB
£19,375
Additional propertyBTL/2nd
£38,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.9×

Price-to-income

£3,189/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£169,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.20 W/m²K
RoofAverage thermal transmittance 0.16 W/m²K
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2026 · CAGR

+3.9%

Total change

+58%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

-3.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£415k£415k+0%25
Brexit uncertainty2017–2019£610k£460k-24.6%1.7
Pandemic surge2020–2020£563k£563k+0%2
Rate-rise correction2023–2023£488k£488k+0%3
Current market2024–2026£573k£655k+14.4%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
3.9%
District
2.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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 StationHammersmith & City line
13.1 min walk
Hackney Wick

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
14 min walk
Bow Road Underground StationDistrict · Hammersmith & City
14 min walk
Hackney Wick Rail StationMildmay
14 min walk
Hackney WickNational Rail
14 min walk
Bow Church DLR StationDLR
16 min walk
No bus stops within 400m

51

Walkability score

169

Footpaths (500m)

14

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

12

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)112
Nearest car park31m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Victoria Car Park· yes
538m
🅿️
St Marks Gate Car Park52 spaces· yes
660m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 3.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

32 min walk

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalMile End Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

197

Parks (1km)

21

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketWelcome · 864 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

777m

Post office

Nearby shops

Old Ford Convenience Store135 m
Laxmi news336 m
Tolga Supermarket336 m
The Eggfree Cake Box358 m

Nearby cafes

Old Ford Cafe131 m
The Hub Cafe277 m
The Beans313 m
Semz Cafe337 m

Nearby restaurants

Pizza Bros108 m
Chilli Garlic Restaurant336 m
New Lotus House337 m
Domino's340 m

Nearby pubs

Lord Morpeth113 m
Eleanor Arms115 m
The Albert352 m
Young Prince369 m

Nearby gyms

Anytime Fitness482 m
PureGym601 m
Victoria Park Bowls Club614 m
Re-Core Pilates639 m

Nearby pharmacies

Bell Pharmacy376 m
Forward Pharmacy1.1 km
Bees Chemist1.1 km

Nearby health

William Place Dental Aesthetics408 m
St. Stephen's Health Centre416 m
Grove Road Surgery652 m
Suttons Wharf Health Centre842 m
Food hygiene (5-star)72% of 102

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

E

High street health

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

54.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,035m
Crossrail 2 route3,097m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,733 nationally

2,204

Est. population

30,000/km²

55%

Employed

43%

Degree educated

£45,900

Median income

8.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

22%
30%
23%
16%
Under 1822%
18–3430%
35–4923%
50–6416%
65+9%

Tenure

24%
55%
Own outright9%
Own (mortgage)12%
Private rent24%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

29%
14%
39%
White British29%
White Other14%
Asian39%
Black8%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household66%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent55%
Private rent24%

vs. London

Income vs London+9.3%
Price vs London+22.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
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
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)
42
Largest scheme
229 homes · ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3229 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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£637,500)

£19,375

Standard buyer

£19,375

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E3 5GF? 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 5GF.
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

What else could £638k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E3 5GF

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

No spam. Unsubscribe anytime.

Key facts for E3 5GF

Full postcodeE3 5GF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.535201
Longitude-0.034691
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