Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53122, -0.02817

E3 5HF— Bow East, Tower Hamlets

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

The practical family move

 

Top 10% LondonSchools 100%Safety 84/100Transport 53/100Yield 5.17%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
84
Schools
60
Transport
53
Environment
68
Investment
79

The bottom line

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

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Location

E3 5HF

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+7.1% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for E3 5HF

🛡️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 5HF 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 · 5 min walk

KS2: 107.4

—

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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.2 incidents per 1,000 residents

Better than 66% of London
→ Stable

-52% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Anti-social behaviour16%
Vehicle crime9%
Drug offences5%
Theft5%
Burglary4%
Robbery0%

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 · 2.2km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area72.6 m²

EPC breakdown

C
10%
D
2%
G
1%

Based on 13 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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£181,500
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)
GlazingSome double glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2022 · CAGR

+6%

Total change

+243%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.2%

per year

Acceleration

-1.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£109k£150k+38.2%1.5
Pre-crash peak2006–2006£215k£215k+0%1
GFC & correction2011–2012£231k£220k-4.8%1.5
Help-to-Buy recovery2015–2016£351k£367k+4.7%1.5
Pandemic surge2021–2021£373k£373k+0%1
Rate-rise correction2022–2022£373k£373k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6%
District
5.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
7 min walk
Bow Church DLR StationDLR
8 min walk
Mile End Underground StationCentral · Hammersmith & City
10 min walk
Pudding Mill Lane DLR StationDLR
14 min walk
Devons Road DLR StationDLR
15 min walk
1 bus routes · 6 stops within 400m · 28 buses/hr peak

53

Walkability score

185

Footpaths (500m)

19

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

29

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park84m
Santander docks (800m)19
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 3.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

26 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

189

Parks (1km)

23

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

7

Convenience

Nearest supermarketWelcome · 939 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

704m

Post office

Nearby shops

Cornucopia123 m
Tesco Express180 m
Ahmed Grocery243 m
Sobgi Hut247 m

Nearby cafes

Garden Green Cafe128 m
Mikails209 m
Midpoint Café212 m
Costa215 m

Nearby restaurants

Combow243 m
Subway253 m
Nur Curry House259 m
Spice Hut263 m

Nearby pubs

Green Goose101 m
The Albert305 m
The Morgan Arms417 m
Young Prince419 m

Nearby gyms

Anytime Fitness157 m
Bow Quarter Leisure Centre509 m
Liquid Movement - Yoga, Sound, Motion655 m
Social Yoga1.0 km

Nearby pharmacies

Bell Pharmacy276 m
Mayor's Pharmacy465 m
Forward Pharmacy606 m

Nearby health

St. Stephen's Health Centre231 m
William Place Dental Aesthetics234 m
Harley Grove Medical Centre410 m
London Physiotherapy and Wellness489 m
Food hygiene (5-star)69% of 127

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

79

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

70.8

Price growth score

B
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,867m
Crossrail 2 route3,694m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,839 nationally

1,709

Est. population

27,092/km²

72%

Employed

62%

Degree educated

£45,000

Median income

4.7%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

18%
46%
23%
Under 1818%
18–3446%
35–4923%
50–648%
65+5%

Tenure

21%
46%
25%
Own outright7%
Own (mortgage)21%
Private rent46%
Social rent25%
Shared ownership2%

Ethnicity

34%
20%
30%
White British34%
White Other20%
Asian30%
Black6%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household68%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent46%
Social rent25%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
55
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)
25
Largest scheme
564 homes · FORMER BRYANT & MAY FACTORY, FORMER BRYANT & MAY FACTORY, FAIRFIELD ROAD, BLONDIN STREET, WICK LANE, E3
Pipeline pressure
NONE

Named schemes (500m)

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 2RJ279 homes
completed
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

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 5HF

Full postcodeE3 5HF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.531225
Longitude-0.028172
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