Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53276, -0.02834

E3 5HT— Bow East, Tower Hamlets

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

The practical family move

 

Schools 100%Safety 76/100Transport 46/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
100
Transport
46
Environment
68
Investment
57

The bottom line

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

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Location

E3 5HT

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 5HT

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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“The practical family move”

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How E3 5HT 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 · 3 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

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£10,319/m²
Price per ft²£959/ft²
Avg floor area83.7 m²

EPC breakdown

C
8%
D
5%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Terraced 58%Flat 39%Other 3%

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£209,250
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.1%

Total change

+325%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.2%

per year

Acceleration

-86.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 32 sales

Property Type Mix

Total: 32 sales

Terraced59.4%
Flat/maisonette40.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£100k£138k+38%1.7
Post-dot-com plateau2001–2004£209k£330k+58.3%1.3
Pre-crash peak2005–2007£148k£490k+231.1%1.7
GFC & correction2009–2012£436k£225k-48.4%2.7
Help-to-Buy recovery2014–2015£250k£310k+24%1
Brexit uncertainty2018–2018£596k£596k+0%2
Pandemic surge2020–2021£345k£542k+57%1.5
Current market2024–2026£745k£425k-43%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+5.5% alpha

Terraced+5.5% α
Local
17.2%
District
11.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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
8.2 min walk
Hackney Wick

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
9 min walk
Bow Church DLR StationDLR
9 min walk
Mile End Underground StationCentral · Hammersmith & City
12 min walk
Pudding Mill Lane DLR StationDLR
14 min walk
Hackney Wick Rail StationMildmay
15 min walk
1 bus routes · 9 stops within 400m · 66 buses/hr peak

55

Walkability score

178

Footpaths (500m)

16

Santander docks (800m)

0.0 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)

2

EV chargers (800m)

Total spaces (800m)142
Nearest car park158m
Santander docks (800m)16
Nearest cycle dock0.0 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
733m

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: 3.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

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 · 1.3 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

177

Parks (1km)

22

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

9

Convenience

Nearest supermarketWelcome · 781 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)

803m

Post office

Nearby shops

Tesco Express79 m
Ahmed Grocery88 m
Akdeniz Supermarket110 m
Akdeniz Artisan Bakery118 m

Nearby cafes

Midpoint Café66 m
Mikails86 m
Flavas Boba87 m
Costa125 m

Nearby restaurants

Combow72 m
Spice Hut94 m
Nur Curry House96 m
Nur Falafel108 m

Nearby pubs

Green Goose73 m
The Albert261 m
Young Prince412 m
Eleanor Arms413 m

Nearby gyms

Anytime Fitness79 m
Bow Quarter Leisure Centre528 m
Liquid Movement - Yoga, Sound, Motion588 m
Social Yoga859 m

Nearby pharmacies

Bell Pharmacy237 m
Mayor's Pharmacy631 m
Forward Pharmacy771 m

Nearby health

William Place Dental Aesthetics195 m
St. Stephen's Health Centre201 m
London Physiotherapy and Wellness560 m
Harley Grove Medical Centre581 m
Food hygiene (5-star)71% of 129

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

57

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

63

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route6,011m
Crossrail 2 route3,610m

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
No
Listed buildings (800m)
41
Live planning apps (800m)
2
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)
41
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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Key facts for E3 5HT

Full postcodeE3 5HT
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.532765
Longitude-0.028336
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