Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53277, -0.04072

E3 5RT— Bow West, Tower Hamlets

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

 

Schools 100%Safety 70/100Transport 37/100Yield 5.17%

Best for: Families

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

Liveability
68
Safety
70
Schools
95
Transport
37
Environment
92
Investment
66

The bottom line

E3 5RT offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E3 5RT

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 5RT

🛡️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 5RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chisenhale Primary School

Good · Inspected Jun 2024 · 2 min walk

KS2: 107.1

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 9 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

10 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.0km

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area112.4 m²

EPC breakdown

C
7%
D
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£281,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

1998–2021 · CAGR

+7.1%

Total change

+388%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+9.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached7.7%
Terraced92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£183k£265k+45.1%4.3
Post-dot-com plateau2001–2003£310k£318k+2.4%1.3
Pre-crash peak2006–2007£400k£445k+11.3%1
GFC & correction2010–2010£590k£590k+0%1
Help-to-Buy recovery2013–2016£750k£875k+16.7%1
Brexit uncertainty2017–2017£843k£843k+0%2
Pandemic surge2021–2021£891k£891k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
7.2%
District
8.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 StationCentral line
11.6 min walk
Homerton

Nearby stations

Mile End Underground StationCentral · Hammersmith & City
12 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
14 min walk
Bethnal Green Underground StationCentral
15 min walk
Bow Road Underground StationHammersmith & City · District
16 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
16 min walk
No bus stops within 400m

47

Walkability score

334

Footpaths (500m)

14

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★33 min
City35 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

29

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)60
Nearest car park290m
Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Victoria Car Park· yes
322m
🅿️
Justines Place
386m
🅿️
St James the Less Church Car Park· yes
520m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

30 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 865 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

411

Parks (1km)

23

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketChina Ark · 1.6 km
1 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

640m

Post office

Nearby shops

The Eggfree Cake Box404 m
Tolga Supermarket509 m
Laxmi news513 m
Brothers Food Store & Off Licence519 m

Nearby cafes

Pavilion Cafe166 m
Blu Ivy231 m
Zealand Road Coffee Shop258 m
Loafing303 m

Nearby restaurants

Mexican Seoul97 m
The Hatch161 m
E3 Vegan207 m
Symposium212 m

Nearby pubs

The Crown63 m
Pretty Decent112 m
Lord Morpeth391 m
The Palm Tree400 m

Nearby gyms

PureGym104 m
Re-Core Pilates141 m
Mile End Climbing Wall575 m
Neon885 m

Nearby pharmacies

Bell Pharmacy628 m
Britannia Pharmacy781 m

Nearby health

Grove Road Surgery345 m
Suttons Wharf Health Centre419 m
Family Dental Care488 m
St. Stephen's Health Centre671 m
Food hygiene (5-star)65% of 104

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

66

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 score23/100
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

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,596m
Crossrail 2 route2,849m

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)
16
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
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)
34
Largest scheme
419 homes · Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

Suttons Wharf North, Suttons Wharf North, PALMERS ROAD, E3419 homes
completed
Palmers Road, E2186 homes
completed
Victoria Wharf, Victoria Wharf, ROMAN ROAD, 1A PALMERS ROAD, E299 homes
completed
ADVANCE WHARF AND TWIG FOLLY WHARF, ADVANCE WHARF AND TWIG FOLLY WHARF, GATHORNE STREET, ROMAN ROAD, E259 homes
completed
258-272, 258-272, OLD FORD ROAD, ROYAL VICTOR PLACE (1-13), E353 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 5RT

Full postcodeE3 5RT
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.532775
Longitude-0.040721
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