Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53175, -0.02912

E3 5HE— Bow East, Tower Hamlets

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

The practical family move

 

Schools 100%Safety 76/100Transport 47/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
76
Schools
100
Transport
47
Environment
68
Investment
54

The bottom line

E3 5HE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E3 5HE

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 5HE

🛡️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🔒 Very Safe

“The practical family move”

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How E3 5HE 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 · 3 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 13 min walk

6 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 2.1km

Crime is +40% above London average

Property

24 Apr

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,386/m²
Price per ft²£593/ft²
Avg floor area82.4 m²

EPC breakdown

C
18%
D
8%
E
3%

Based on 29 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£206,000
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 CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+8.4%

Total change

+779%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.1%

per year

Acceleration

+55.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£98k+63.3%1.5
Post-dot-com plateau2001–2004£122k£190k+55.7%2
Pre-crash peak2005–2006£193k£223k+15.7%3
GFC & correction2008–2012£156k£235k+51.1%2
Help-to-Buy recovery2014–2016£340k£398k+16.9%1.5
Brexit uncertainty2017–2019£453k£475k+5%1.3
Pandemic surge2021–2021£375k£375k+0%1
Rate-rise correction2022–2023£465k£382k-17.8%1
Current market2024–2024£528k£528k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
9.4%
District
7.8%

CAGR over 17yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bow Road Underground StationDistrict line
7.2 min walk
Hackney Wick

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
8 min walk
Bow Church DLR StationDLR
9 min walk
Mile End Underground StationCentral · Hammersmith & City
10 min walk
Pudding Mill Lane DLR StationDLR
15 min walk
Devons Road DLR StationDLR
16 min walk
1 bus routes · 7 stops within 400m · 37 buses/hr peak

53

Walkability score

163

Footpaths (500m)

16

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria51 min ↑
Waterloo50 min ↑
Canary Wharf ★31 min
City36 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

23

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park33m
Santander docks (800m)16
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: 3.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

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 · 1.2 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

217

Parks (1km)

21

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

9

Convenience

Nearest supermarketWelcome · 906 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

789m

Post office

Nearby shops

Tesco Express100 m
Sobgi Hut161 m
Ahmed Grocery172 m
Cornucopia182 m

Nearby cafes

Costa129 m
Mikails131 m
Fiesta139 m
Midpoint Café141 m

Nearby restaurants

Subway166 m
G. Kelly181 m
Combow189 m
Nur Curry House191 m

Nearby pubs

Green Goose81 m
The Albert221 m
Young Prince347 m
The Morgan Arms447 m

Nearby gyms

Anytime Fitness78 m
Bow Quarter Leisure Centre571 m
Liquid Movement - Yoga, Sound, Motion682 m
Social Yoga983 m

Nearby pharmacies

Bell Pharmacy192 m
Mayor's Pharmacy545 m
Forward Pharmacy652 m

Nearby health

St. Stephen's Health Centre146 m
William Place Dental Aesthetics149 m
Harley Grove Medical Centre478 m
London Physiotherapy and Wellness567 m
Food hygiene (5-star)68% of 122

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

54

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

65.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,886m
Crossrail 2 route3,609m

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
No
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
54%
Historic landfill (400m)
1
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)
43
Largest scheme
279 homes · PART OF YALLOPS YARD, TREDEGAR ROAD AND 1 TO 102 LEFEVRE WAL, PART OF YALLOPS YARD, TREDEGAR ROAD AND 1 TO 102 LEFEVRE WAL, TREDEGAR ROAD, E3 2RJ
Pipeline pressure
NONE

Named schemes (500m)

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 3DX234 homes
completed
TREDEGAR ROAD ESTATE, TREDEGAR ROAD ESTATE, TREDEGAR ROAD, MORVILLE STREET, E3219 homes
completed
FORMER STANTON RUBBER AND PLASTIC SITE, FORMER STANTON RUBBER AND PLASTIC SITE, ORDELL ROAD, E3213 homes
completed
Former Safeways, 2, Former Safeways, 2, Gladstone Place, E3210 homes
completed
Tredegar Estate (Phase 4), 2 - 122, Tredegar Estate (Phase 4), 2 - 122, Mostyn Grove, 1 - 157 Ordell Road, E3 2ET204 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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Key facts for E3 5HE

Full postcodeE3 5HE
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.531753
Longitude-0.029115
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