Bow West · Tower Hamlets · Stratford and Bow constituency · 51.53244, -0.04303

E3 5SA— Bow West, Tower Hamlets

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

 

Schools 100%Safety 70/100Transport 36/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
68
Safety
70
Schools
95
Transport
36
Environment
92
Investment
52

The bottom line

E3 5SA 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 5SA

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 5SA

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

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How E3 5SA 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 · 4 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

11 primaries · 2 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 872m

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£9,869/m²
Price per ft²£917/ft²
Avg floor area55.8 m²

EPC breakdown

C
13%
D
12%
E
2%

Based on 27 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£139,500
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, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5%

Total change

+293%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.9%

per year

Acceleration

-70.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 50 sales

Property Type Mix

Total: 50 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£100k£133k+33%3
Post-dot-com plateau2001–2004£185k£246k+33.5%3.2
Pre-crash peak2005–2007£197k£355k+80.2%3
GFC & correction2009–2009£318k£318k+0%2
Help-to-Buy recovery2013–2014£345k£610k+76.8%2.5
Brexit uncertainty2017–2019£399k£433k+8.4%1.3
Pandemic surge2020–2021£525k£525k+0%1
Current market2024–2025£676k£393k-41.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
7.3%
District
7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing11
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Stepney Green Underground StationDistrict line
14.4 min walk
Cambridge Heath (London)

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
12 min walk
Cambridge Heath (London)National Rail
12 min walk
Bethnal Green Underground StationCentral
13 min walk
Mile End Underground StationCentral · Hammersmith & City
13 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
15 min walk
No bus stops within 400m

44

Walkability score

385

Footpaths (500m)

13

Santander docks (800m)

0.1 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

33

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)17
Nearest car park148m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Justines Place
323m
🅿️
Victoria Car Park· yes
339m
🅿️
St James the Less Church Car Park· yes
356m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 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

31 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMile End Hospital · 825 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

440

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketChina Ark · 1.5 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

457m

Post office

Nearby shops

Brothers Food Store & Off Licence356 m
Sunwave356 m
Roman Road News466 m
FreshGo486 m

Nearby cafes

Pavilion Cafe107 m
Blu Ivy114 m
Cafe Avenue357 m
Zealand Road Coffee Shop391 m

Nearby restaurants

The Hatch100 m
Mexican Seoul124 m
Palmers Restaurant263 m
E3 Vegan307 m

Nearby pubs

Pretty Decent102 m
The Crown111 m
Angel & Crown381 m
The Palm Tree398 m

Nearby gyms

Re-Core Pilates73 m
PureGym89 m
Mile End Climbing Wall582 m
Neon778 m

Nearby pharmacies

Britannia Pharmacy638 m

Nearby health

Family Dental Care363 m
Suttons Wharf Health Centre385 m
Grove Road Surgery407 m
Dental Surgery732 m
Food hygiene (5-star)67% of 93

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

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

8/100

Velocity score

Future outlook

51.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,486m
Crossrail 2 route2,735m

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)
22
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)
20
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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Key facts for E3 5SA

Full postcodeE3 5SA
Postcode districtE3
BoroughLondon Borough of Tower Hamlets
WardBow West
Latitude51.532444
Longitude-0.043028
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