Bow East · Tower Hamlets · Stratford and Bow constituency · 51.54083, -0.02792

E9 5HP— Bow East, Tower Hamlets

Location and area intelligence for E9 5HP, Bow East, Tower Hamlets

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 44/100Low yield 3.21%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
77
Schools
90
Transport
44
Environment
96
Investment
32

The bottom line

E9 5HP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £711,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E9 5HP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E9 5HP meets your needs.

Location

E9 5HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price+36.7% vs London avg
vs London income-10.2% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for E9 5HP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E9 5HP with:

Postcode Personality

🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How E9 5HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gainsborough Primary School

Good · Inspected Jun 2023 · 7 min walk

KS2: 105.0

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 8 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.4 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour21%
Theft9%
Vehicle crime8%
Burglary7%
Drug offences4%
Robbery2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.4km

Crime is +30% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£711,000

Median sale price

Above London median by 37%

£711,000 is 37% above the London median (£520,000)

-38.0%

This year

Flat

Dominant type

Price history

5-year change
+39.4%
Sales (24 months)7
New build0.0%
Avg terraced£1,565,000
Avg flat£458,750
Price per m²£7,629/m²
Price per ft²£709/ft²
Avg floor area93 m²

EPC breakdown

B
9%
C
26%
D
33%
E
11%
F
1%

Based on 80 properties · Confidence: high

Street mix

Terraced 42%Detached 1%Flat 56%Other 2%

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

Stamp duty

Standard buyer£23,050
First-time buyerFTB
£23,050
Additional propertyBTL/2nd
£44,380

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

18.9×

Price-to-income

£3,557/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£232,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+835%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.4%

per year

Acceleration

-58.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 121 sales

Property Type Mix

Total: 121 sales

Detached0.8%
Terraced43.8%
Flat/maisonette55.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£100k+60%4
Post-dot-com plateau2001–2004£264k£220k-16.6%5.5
Pre-crash peak2005–2007£275k£706k+157%2.7
GFC & correction2010–2012£725k£665k-8.3%3.3
Help-to-Buy recovery2013–2016£378k£1.50m+296.8%3.2
Brexit uncertainty2017–2019£558k£745k+33.6%5.3
Pandemic surge2020–2021£838k£510k-39.1%4.5
Rate-rise correction2022–2023£580k£950k+63.8%5
Current market2024–2025£1.07m£584k-45.4%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+1.7% α
Local
10.7%
District
9%
Flat/maisonette+0.5% α
Local
7.4%
District
6.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Bow Road Underground StationDistrict line
18.7 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
4 min walk
Hackney WickNational Rail
4 min walk
Homerton Rail StationMildmay
15 min walk
Pudding Mill Lane DLR StationDLR
16 min walk
Stratford International DLR StationDLR
17 min walk
No bus stops within 400m

60

Walkability score

156

Footpaths (500m)

12

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria47 min ↑
Waterloo49 min ↑
Canary Wharf ★36 min
City37 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

11

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)149
Nearest car park165m
Santander docks (800m)12
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
165m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.6 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

21 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

300

Parks (1km)

34

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

16

Gyms (1km)

30

Sports (1km)

0

Convenience

Nearest supermarketWelcome · 319 m
5 tennis courts3 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Bakery 4295 m
Tuck Shop337 m
Station Food and Wine376 m
Luk Bros Convenience Store386 m

Nearby cafes

Mapps Cafe271 m
Burnt Umber274 m
HWK Coffee329 m
Inis342 m

Nearby restaurants

Carbobar151 m
Unlock219 m
Patty Yard365 m
Lanterna381 m

Nearby pubs

Lord Napier and Star316 m
HWK Bar336 m
Fabwick374 m
Little Locke387 m

Nearby gyms

The Wick CrossFit218 m
Social Yoga255 m
ON-U-TRAINING259 m
Hackney Wick Personal Training327 m

Nearby pharmacies

Bees Chemist704 m
Bell Pharmacy976 m

Nearby health

Trowbridge Surgery507 m
VDental Smile Studio512 m
Skon Dental666 m
Hackney Podiatry695 m
Food hygiene (5-star)73% of 112

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

32

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score35/100
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

68.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,810m
Crossrail 2 route3,368m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,074 nationally

2,215

Est. population

8,669/km²

55%

Employed

38%

Degree educated

£37,700

Median income

10.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

25%
25%
21%
17%
Under 1825%
18–3425%
35–4921%
50–6417%
65+12%

Tenure

13%
66%
Own outright9%
Own (mortgage)11%
Private rent13%
Social rent66%
Shared ownership1%
Rent free0%

Ethnicity

36%
31%
White British36%
White Other11%
Asian31%
Black13%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household57%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent66%
Private rent13%

vs. London

Income vs London-10.2%
Price vs London+36.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
21
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)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
229 homes · ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

1-7, 1-7, Dace Road, Fish Island, E3 2NG110 homes
completed
24-26, 24-26, White Post Lane, LONDON, E9 5EP103 homes
completed
52-54, 52-54, White Post Lane, E9 5EN55 homes
completed
33-35, 33-35, Monier Road, E3 2PR45 homes
completed
1-2, 1-2, Hepscott Road, London, E9 5HB30 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£711,000)

£23,050

Standard buyer

£23,050

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E9 5HP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E9 5HP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

What else could £711k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E9 5HP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E9 5HP

Full postcodeE9 5HP
Postcode districtE9
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.540833
Longitude-0.027915
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