Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53271, -0.03422

E3 5QF— Bow West, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 85/100Transport 41/100Yield 5.17%

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
85
Schools
100
Transport
41
Environment
96
Investment
64

The bottom line

E3 5QF 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 5QF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for E3 5QF

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E3 5QF 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 · 2 min walk

KS2: 108.4

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: -0.83A8: 35.6

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

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.9 incidents per 1,000 residents

Better than 75% of London
→ Stable

-64% vs borough

Crime by type

Other34%
Violence & sexual offences19%
Anti-social behaviour17%
Vehicle crime10%
Theft8%
Burglary6%
Drug offences4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.9km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area87.7 m²

EPC breakdown

B
2%
C
19%
D
3%

Based on 24 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£219,250
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+7.5%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-12.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£75k£79k+4.7%1.3
Post-dot-com plateau2001–2004£122k£195k+59.8%1.8
Pre-crash peak2005–2006£169k£208k+23.1%2
GFC & correction2008–2011£144k£204k+41.8%1
Help-to-Buy recovery2014–2015£387k£364k-5.9%1.5
Brexit uncertainty2019–2019£459k£459k+0%2
Pandemic surge2020–2021£462k£490k+6.2%1.5
Rate-rise correction2022–2022£460k£460k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
8.8%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
9.8 min walk
Hackney Wick

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
11 min walk
Bow Road Underground StationHammersmith & City · District
11 min walk
Bow Church DLR StationDLR
13 min walk
Hackney Wick Rail StationMildmay
17 min walk
Hackney WickNational Rail
17 min walk
1 bus routes · 4 stops within 400m · 32 buses/hr peak

50

Walkability score

139

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

23

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park257m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Victoria Car Park· yes
647m
🅿️
Justines Place
689m

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: 3.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
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

3

Dentists within 1km

Nearest hospitalMile End Hospital · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

358

Parks (1km)

29

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketWelcome · 1.0 km
4 tennis courts2 swimming pools2 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

Tolga Supermarket73 m
Laxmi news75 m
The Eggfree Cake Box99 m
Fair Price Cash & Carry186 m

Nearby cafes

Semz Cafe63 m
Hiland71 m
Café East96 m
A.F/P Coffee Shop98 m

Nearby restaurants

Domino's61 m
New Lotus House65 m
Chilli Garlic Restaurant84 m
Spice Hut84 m

Nearby pubs

Young Prince90 m
The Albert152 m
Lord Morpeth219 m
Eleanor Arms270 m

Nearby gyms

Anytime Fitness340 m
PureGym532 m
Re-Core Pilates567 m
Mile End Climbing Wall678 m

Nearby pharmacies

Bell Pharmacy179 m
Forward Pharmacy805 m
Mayor's Pharmacy839 m

Nearby health

St. Stephen's Health Centre224 m
William Place Dental Aesthetics224 m
Grove Road Surgery442 m
Suttons Wharf Health Centre665 m
Food hygiene (5-star)73% of 121

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

64

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

47.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,808m
Crossrail 2 route3,245m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,733 nationally

2,204

Est. population

30,000/km²

55%

Employed

43%

Degree educated

£45,900

Median income

8.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

22%
30%
23%
16%
Under 1822%
18–3430%
35–4923%
50–6416%
65+9%

Tenure

24%
55%
Own outright9%
Own (mortgage)12%
Private rent24%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

29%
14%
39%
White British29%
White Other14%
Asian39%
Black8%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household66%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent55%
Private rent24%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
40
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
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)
47
Largest scheme
229 homes · ARMAGH WHARF, ARMAGH WHARF, PARNELL 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
Former Connaught Works, 251 - 291, Former Connaught Works, 251 - 291, Old Ford Road, E162 homes
completed
EMPIRE WHARF, 219-235, EMPIRE WHARF, 219-235, OLD FORD ROAD, E352 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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E3 5QF

Full postcodeE3 5QF
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.532711
Longitude-0.034221
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