Bow East · Tower Hamlets · Stratford and Bow constituency · 51.53586, -0.03300

E3 5PH— Bow East, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 75/100Transport 38/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
64
Safety
75
Schools
100
Transport
38
Environment
96
Investment
52

The bottom line

E3 5PH 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 5PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for E3 5PH

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

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“The family fortress”

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How E3 5PH 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 · 4 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

99.6 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+3% vs borough

Crime by type

Other39%
Violence & sexual offences26%
Anti-social behaviour13%
Robbery5%
Drug offences4%
Theft4%
Vehicle crime4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.6km

Crime is +53% 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£3,702/m²
Price per ft²£344/ft²
Avg floor area82.8 m²

EPC breakdown

C
13%
D
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 6%Terraced 65%Flat 29%

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£207,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (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

2002–2025 · CAGR

+3.6%

Total change

+126%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.5%

per year

Acceleration

-71.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Terraced64.7%
Flat/maisonette29.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£132k£236k+78.8%1.7
Pre-crash peak2005–2006£185k£285k+54.1%1
Help-to-Buy recovery2013–2016£488k£460k-5.6%1.5
Brexit uncertainty2017–2019£627k£654k+4.3%1
Rate-rise correction2023–2023£735k£735k+0%1
Current market2025–2025£298k£298k+0%3

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 Volume15
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 StationHammersmith & City line
14 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
13 min walk
Hackney WickNational Rail
13 min walk
Bow Road Underground StationHammersmith & City · District
14 min walk
Mile End Underground StationCentral · Hammersmith & City
15 min walk
Bow Church DLR StationDLR
15 min walk
No bus stops within 400m

53

Walkability score

181

Footpaths (500m)

14

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)

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Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)112
Nearest car park70m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
526m
🅿️
Victoria Car Park· yes
656m

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: 3.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

33 min walk

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalMile End Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

24

Restaurants (800m)

23

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketWelcome · 727 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

865m

Post office

Nearby shops

Old Ford Convenience Store83 m
Parnell Mini Market337 m
Sobgi Hut369 m
Ahmed Grocery384 m

Nearby cafes

Old Ford Cafe84 m
The Hub Cafe272 m
The Beans342 m
Relaks369 m

Nearby restaurants

Pizza Bros93 m
Subway369 m
Nur Curry House378 m
Chilli Garlic Restaurant392 m

Nearby pubs

Eleanor Arms92 m
Lord Morpeth248 m
The Albert380 m
Young Prince446 m

Nearby gyms

Anytime Fitness458 m
Victoria Park Bowls Club579 m
PureGym739 m
Social Yoga758 m

Nearby pharmacies

Bell Pharmacy397 m
Bees Chemist1.1 km
Forward Pharmacy1.1 km

Nearby health

William Place Dental Aesthetics416 m
St. Stephen's Health Centre427 m
Grove Road Surgery772 m
Harley Grove Medical Centre996 m
Food hygiene (5-star)73% of 108

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

52

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 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

61.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,155m
Crossrail 2 route3,177m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,303 nationally

2,730

Est. population

23,959/km²

52%

Employed

38%

Degree educated

£37,700

Median income

8.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

23%
29%
21%
17%
Under 1823%
18–3429%
35–4921%
50–6417%
65+11%

Tenure

23%
58%
Own outright6%
Own (mortgage)12%
Private rent23%
Social rent58%
Shared ownership1%
Rent free0%

Ethnicity

36%
33%
White British36%
White Other11%
Asian33%
Black12%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household62%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent58%
Private rent23%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
1
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)
39
Largest scheme
229 homes · ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3229 homes
completed
MONTEITH ESTATE, MONTEITH ESTATE, OLD FORD ROAD, E3167 homes
completed
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
PHASE 2, MONTEITH ESTATE, PHASE 2, MONTEITH ESTATE, OLD FORD ROAD, E3108 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 5PH

Full postcodeE3 5PH
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.535856
Longitude-0.033004
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
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