Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53284, -0.03681

E3 5NE— Bow West, Tower Hamlets

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

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 40/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
70
Safety
70
Schools
100
Transport
40
Environment
96
Investment
54

The bottom line

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

Less suited to Car-free commuters.

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Location

E3 5NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for E3 5NE

🛡️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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How E3 5NE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Olga Primary School

Not yet inspected · 3 min walk

KS2: 103.3

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 10 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.9 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 11800.0%

-4% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Anti-social behaviour16%
Theft9%
Burglary7%
Vehicle crime6%
Drug offences5%
Robbery4%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.3km

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£10,020/m²
Price per ft²£931/ft²
Avg floor area74.3 m²

EPC breakdown

C
22%
D
19%
E
9%

Based on 50 properties · Confidence: high

Street mix

Semi 3%Terraced 60%Flat 38%

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£185,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.3%

Total change

+1096%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.6%

per year

Acceleration

+11.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 79 sales

Property Type Mix

Total: 79 sales

Semi-detached2.5%
Terraced59.5%
Flat/maisonette38%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£162k+158.4%3.5
Post-dot-com plateau2001–2004£250k£130k-48%2.5
Pre-crash peak2005–2007£290k£535k+84.5%4.7
GFC & correction2008–2012£231k£455k+97.4%1.6
Help-to-Buy recovery2013–2015£680k£988k+45.2%3
Brexit uncertainty2017–2019£913k£788k-13.7%1.3
Pandemic surge2020–2021£1.11m£408k-63.2%2.5
Rate-rise correction2022–2023£1.28m£1.15m-10.2%2
Current market2024–2026£865k£748k-13.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.2% alpha

Weakest performer

Flat/maisonette

+0.2% alpha

Terraced+2.2% α
Local
10.1%
District
7.9%
Flat/maisonette+0.2% α
Local
8.4%
District
8.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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 StationCentral line
10.4 min walk
Homerton

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
11 min walk
Bow Road Underground StationDistrict · Hammersmith & City
13 min walk
Bow Church DLR StationDLR
15 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
17 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

50

Walkability score

198

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

27

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)60
Nearest car park172m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Victoria Car Park· yes
488m
🅿️
Justines Place
552m
🅿️
St James the Less Church Car Park· yes
787m

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: 3.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

29 min walk

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMile End Hospital · 942 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

399

Parks (1km)

20

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketWelcome · 1.1 km
4 tennis courts2 swimming pools2 sports halls

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)

799m

Post office

Nearby shops

The Eggfree Cake Box155 m
Tolga Supermarket243 m
Laxmi news246 m
Fair Price Cash & Carry366 m

Nearby cafes

Loafing130 m
Zealand Road Coffee Shop155 m
Mae + Harvey168 m
Café East181 m

Nearby restaurants

Balman's Kebabs141 m
Sing Way144 m
Spice Hut168 m
Kisses From Nonna170 m

Nearby pubs

Lord Morpeth192 m
Young Prince214 m
The Albert331 m
The Crown333 m

Nearby gyms

PureGym357 m
Re-Core Pilates393 m
Anytime Fitness520 m
Mile End Climbing Wall610 m

Nearby pharmacies

Bell Pharmacy359 m
Forward Pharmacy895 m

Nearby health

Grove Road Surgery351 m
St. Stephen's Health Centre403 m
William Place Dental Aesthetics403 m
Suttons Wharf Health Centre544 m
Food hygiene (5-star)71% 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

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 score25/100
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

54.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,733m
Crossrail 2 route3,080m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,434 nationally

2,561

Est. population

11,318/km²

74%

Employed

62%

Degree educated

£45,900

Median income

3.5%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

21%
33%
23%
16%
Under 1821%
18–3433%
35–4923%
50–6416%
65+7%

Tenure

16%
26%
31%
25%
Own outright16%
Own (mortgage)27%
Private rent32%
Social rent25%
Shared ownership1%

Ethnicity

48%
14%
27%
White British48%
White Other14%
Asian27%
Black4%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household53%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent32%
Social rent25%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
48
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

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
225-227, 225-227, OLD FORD ROAD, E392 homes
completed
EMPIRE WHARF, 219-235, EMPIRE WHARF, 219-235, OLD FORD ROAD, E352 homes
completed
BRINE HOUSE, BRINE HOUSE, ST STEPHENS ROAD, E324 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

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Key facts for E3 5NE

Full postcodeE3 5NE
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.532835
Longitude-0.036811
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