Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53114, -0.03161

E3 5JD— Bow West, Tower Hamlets

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

The practical family move

 

Schools 100%Safety 78/100Transport 52/100Low yield 3.13%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
78
Schools
100
Transport
52
Environment
68
Investment
47

The bottom line

E3 5JD offers exceptional schools (100% Good/Outstanding) and low crime at £727,500 median — a strong choice for Families.

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Location

E3 5JD

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 avg price+39.9% vs London avg
vs London income+9.3% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E3 5JD

🛡️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 5JD 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

Central Foundation Girls' School

Not yet inspected · 6 min walk

P8: +0.50A8: 54.8

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.6 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

-17% vs borough

Crime by type

Other36%
Anti-social behaviour20%
Violence & sexual offences19%
Burglary9%
Vehicle crime8%
Drug offences4%
Theft3%
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 · 2.1km

Crime is +24% above 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.

£727,500

Median sale price

Above London median by 40%

£727,500 is 40% above the London median (£520,000)

+3.6%

This year

Terraced

Dominant type

Price history

5-year change
-3.3%
Sales (24 months)6
New build0.0%
Avg terraced£830,000
Avg flat£330,000
Price per m²£9,778/m²
Price per ft²£908/ft²
Avg floor area77.9 m²

EPC breakdown

C
12%
D
19%
E
4%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 2%Terraced 75%Flat 23%

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£23,875
First-time buyerFTB
£23,875
Additional propertyBTL/2nd
£45,700

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

15.8×

Price-to-income

£3,639/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£194,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.7%

Total change

+607%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.6%

per year

Acceleration

-31.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached1.9%
Terraced75%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£85k£90k+5.9%2
Post-dot-com plateau2001–2004£196k£225k+14.8%3.7
Pre-crash peak2005–2007£360k£341k-5.2%1.5
GFC & correction2008–2011£315k£570k+81%2.8
Help-to-Buy recovery2014–2016£273k£426k+56%2.7
Brexit uncertainty2017–2019£748k£322k-57%1
Pandemic surge2020–2021£620k£753k+21.4%1.5
Rate-rise correction2022–2023£600k£760k+26.7%2
Current market2024–2026£803k£601k-25.1%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.6% alpha

Weakest performer

Terraced

+1% alpha

Flat/maisonette+2.6% α
Local
10.4%
District
7.8%
Terraced+1% α
Local
8.6%
District
7.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Bow Road Underground StationDistrict · Hammersmith & City
8 min walk
Mile End Underground StationCentral · Hammersmith & City
9 min walk
Bow Church DLR StationDLR
10 min walk
Devons Road DLR StationDLR
17 min walk
Pudding Mill Lane DLR StationDLR
17 min walk
1 bus routes · 5 stops within 400m · 30 buses/hr peak

51

Walkability score

148

Footpaths (500m)

16

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

26

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park164m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawton Road Car Park· yes
734m
🅿️
Justines Place
794m

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: 3.2 km away✗ Not Green Belt✗ Not AONB6% 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

26 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMile End Hospital · 998 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

319

Parks (1km)

31

Restaurants (800m)

29

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

8

Convenience

Nearest supermarketWelcome · 1.0 km
1 tennis courts1 sports halls

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)

1.1km

Post office

Nearby shops

Fair Price Cash & Carry140 m
Laxmi news178 m
Tolga Supermarket180 m
S-A-N-D Grocery202 m

Nearby cafes

Da' Luscious120 m
Randolfi's Refreshment Bar134 m
Cafe Rosh135 m
A.F/P Coffee Shop155 m

Nearby restaurants

Alanya128 m
G. Kelly142 m
Ona's Bento Sushi Bar153 m
Chilli Garlic Restaurant172 m

Nearby pubs

The Albert154 m
Young Prince193 m
Green Goose267 m
The Lord Tredegar333 m

Nearby gyms

Anytime Fitness214 m
Mile End Climbing Wall681 m
PureGym719 m
Bow Quarter Leisure Centre747 m

Nearby pharmacies

Bell Pharmacy138 m
Mayor's Pharmacy587 m
Forward Pharmacy588 m

Nearby health

St. Stephen's Health Centre124 m
William Place Dental Aesthetics137 m
Harley Grove Medical Centre485 m
Grove Road Surgery515 m
Food hygiene (5-star)68% of 140

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

47

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

74.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,743m
Crossrail 2 route3,488m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,838 nationally

1,947

Est. population

15,910/km²

68%

Employed

59%

Degree educated

£45,900

Median income

4.8%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

17%
37%
21%
14%
Under 1817%
18–3437%
35–4921%
50–6414%
65+10%

Tenure

13%
22%
32%
29%
Own outright13%
Own (mortgage)22%
Private rent32%
Social rent29%
Shared ownership4%
Rent free1%

Ethnicity

57%
14%
White British57%
White Other14%
Asian13%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household59%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent32%
Social rent29%

vs. London

Income vs London+9.3%
Price vs London+39.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
46
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
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
252 homes · Former St Clements Hospital, 2, Former St Clements Hospital, 2, Bow Road, E3 4LL
Pipeline pressure
NONE

Named schemes (500m)

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
RANWELL HOUSING ESTATE & OPEN SPACE, RANWELL HOUSING ESTATE & OPEN SPACE, OLD FORD ROAD, E3115 homes
completed
64, 64, Tredegar Road, Balmer Road, E3 2EP88 homes
completed
Former Connaught Works, 251 - 291, Former Connaught Works, 251 - 291, Old Ford Road, E162 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 (£727,500)

£23,875

Standard buyer

£23,875

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.

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Key facts for E3 5JD

Full postcodeE3 5JD
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.531138
Longitude-0.031607
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