Bow East · Tower Hamlets · Stratford and Bow constituency · 51.54311, -0.02443

E9 5XA— Bow East, Tower Hamlets

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

Workplace / area profile

This postcode has no recorded homes — it reads as a workplace or commercial address. Residential measures like liveability, schools-for-families and mortgage context are not shown.

 

Top 5% LondonSchools 100%Safety 76/100Transport 52/100Yield 4.28%
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Investment-grade — strong yield and growth signals

Area score
77
Safety
76
Schools
60
Transport
52
Environment
96
Investment
67

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Location

E9 5XA

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 5XA

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

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How E9 5XA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mossbourne Riverside Academy

Not yet inspected · 4 min walk

KS2: 107.8

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 12 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.5km

Crime is +47% above London average

Property

Prices, sales volume and market trends

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
Heat pump suitableNo
EPC upgrade costMinimal

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

Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
15.3 min walk
Hackney Wick

Nearby stations

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

67

Walkability score

317

Footpaths (500m)

9

Santander docks (800m)

0.3 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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)89
Nearest car park247m
Santander docks (800m)9
Nearest cycle dock0.3 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
483m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

17 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

346

Parks (1km)

38

Restaurants (800m)

23

Cafes (800m)

10

Pubs (400m)

0

Pharmacies (800m)

16

Gyms (1km)

23

Sports (1km)

10

Convenience

Nearest supermarketWelcome · 429 m
1 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

11

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.7km

Post office

Nearby shops

Daily Fresh99 m
Station Food and Wine105 m
Hearth107 m
Refill Therapy111 m

Nearby cafes

HWK Coffee29 m
Burnt Umber78 m
Vaffan Coffee126 m
Maize Blaze142 m

Nearby restaurants

Lucia's68 m
Patty Yard83 m
Wicked Fish100 m
Troy Jackson's145 m

Nearby pubs

HWK Bar18 m
Lord Napier and Star57 m
Fabwick76 m
Howling Hops Tank Bar132 m

Nearby gyms

Hackney Wick Personal Training31 m
The Wick CrossFit132 m
Yours135 m
Skeeters Axe-Throwing184 m

Nearby pharmacies

Bees Chemist782 m

Nearby health

Skon Dental315 m
Trowbridge Surgery431 m
VDental Smile Studio468 m
Hackney Podiatry772 m
Food hygiene (5-star)73% of 107

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

67

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
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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

66.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,149m
Crossrail 2 route3,573m

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
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
25
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)
11
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)

East Wick Phase 1 PDZ5, East Wick Phase 1 PDZ5, Waterden Road, Hackney Wick, E15 2EE302 homes
completed
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
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 5XA

Full postcodeE9 5XA
Postcode districtE9
BoroughLondon Borough of Tower Hamlets
WardBow East
Latitude51.543113
Longitude-0.024428
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
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