Bow East · Tower Hamlets · Stratford and Bow constituency · 51.54229, -0.02575

E9 5PB— Bow East, Tower Hamlets

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

The family fortress

 

Top 5% LondonSchools 100%Safety 76/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
77
Safety
76
Schools
90
Transport
51
Environment
96
Investment
52

The bottom line

E9 5PB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E9 5PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for E9 5PB

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E9 5PB 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 · 5 min walk

KS2: 105.0

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.5 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

-1% vs borough

Crime by type

Other29%
Anti-social behaviour17%
Theft14%
Violence & sexual offences13%
Burglary9%
Robbery8%
Vehicle crime8%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

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 +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E9 district median

£532,500

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£1,823/m²
Price per ft²£169/ft²
Avg floor area80.9 m²

EPC breakdown

B
23%

Based on 23 properties · Confidence: medium

Street mix

Flat 88%Other 13%

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£202,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2024 · CAGR

+-0.4%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-78.2%

per year

Acceleration

-400.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£150k£160k+6.7%2.5
Rate-rise correction2022–2022£675k£675k+0%1
Current market2024–2024£148k£148k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Pudding Mill Lane DLR StationDLR line
15.2 min walk
Hackney Wick

Nearby stations

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

65

Walkability score

240

Footpaths (500m)

8

Santander docks (800m)

0.2 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

6

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)89
Nearest car park266m
Santander docks (800m)8
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
359m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 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

18 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

337

Parks (1km)

39

Restaurants (800m)

23

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

16

Gyms (1km)

27

Sports (1km)

9

Convenience

Nearest supermarketWelcome · 356 m
5 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.6km

Post office

Nearby shops

Station Food and Wine173 m
Refill Therapy183 m
Luk Bros Convenience Store198 m
Daily Fresh224 m

Nearby cafes

Burnt Umber53 m
HWK Coffee108 m
Mapps Cafe186 m
Bad Coffee203 m

Nearby restaurants

Patty Yard160 m
Lucia's182 m
Wicked Fish206 m
Slice Club Pizza213 m

Nearby pubs

Lord Napier and Star100 m
HWK Bar115 m
Fabwick164 m
Howling Hops Tank Bar225 m

Nearby gyms

The Wick CrossFit5 m
Hackney Wick Personal Training106 m
Yours202 m
ON-U-TRAINING237 m

Nearby pharmacies

Bees Chemist732 m

Nearby health

Trowbridge Surgery425 m
Skon Dental445 m
VDental Smile Studio451 m
Hackney Podiatry722 m
Food hygiene (5-star)73% of 109

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

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

83.9

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,025m
Crossrail 2 route3,492m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,154 nationally

1,047

Est. population

13,084/km²

88%

Employed

80%

Degree educated

£37,700

Median income

3.7%

Claimant rate

Inner cityHigh densityYoung professionals

32

Community stability

Age profile

58%
27%
Under 189%
18–3458%
35–4927%
50–645%
65+1%

Tenure

36%
47%
Own outright6%
Own (mortgage)36%
Private rent47%
Social rent7%
Shared ownership5%

Ethnicity

50%
25%
White British50%
White Other25%
Asian13%
Black3%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional74%
Routine / semi-routine5%
No car household75%
Unemployed3%
No qualifications3%

Housing tenure (Census 2021)

Private rent47%
Social rent7%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
24
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)
13
Largest scheme
302 homes · East Wick Phase 1 PDZ5, East Wick Phase 1 PDZ5, Waterden Road, Hackney Wick, E15 2EE
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Smeed Road, 79-85 Monier Road, E3 2PS120 homes
completed
80-84 & 88, 80-84 & 88, Wallis Road, E9 5LW120 homes
completed
ATLAS WORKS (NORTHERN PART), ATLAS WORKS (NORTHERN PART), BERKSHIRE ROAD, LEABANK SQUARE (KNOWN AS), E9111 homes
completed
1-7, 1-7, Dace Road, Fish Island, E3 2NG110 homes
completed
24-26, 24-26, White Post Lane, LONDON, E9 5EP103 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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Key facts for E9 5PB

Full postcodeE9 5PB
Postcode districtE9
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.542290
Longitude-0.025747
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
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Ordnance
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