FTB in London - Bow E3 or Hackney Wick E9?

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Hi all, currently renting / flatsharing in Z2 East London - looking to now buy my first flat. Single woman in my twenties.

Very lucky to have a deposit but can’t borrow much on my single low salary, however have got mortgage in principle. My budget is roughly 400k

recently viewed two nice 2bed flats, very similar sizes and both in good condition.

One is around 12 min walk from Hackney Wick station - I love this area for socialising, and lots to do.
However, the actual flat is on a quiet residential street, so not as close to amenities. Although I’m saying that as a spoilt londoner who has always lived 2 mins from a corner shop or tube. Flat is near the sauna which has a nice community feel. Transport links - Overgound not actual tube (Hackney Wick and Homerton), and buses. Stratford isn’t too far from HW though. Victoria park is less than 10 mins away which is lovely. I already really like this area but when renting I’ve always prioritised being near a tube stations as I like to go out a lot.

Another flat is close to Bow Road station (district line). I don’t know this area as well, never visit it but it’s walking distance from a tube station. A bonus about this flat is it’s very close to amenities like opposite a mini supermarket and gym, also it’s a 2b2b which I didn’t expect at my budget. Similarly this flat is close to Victoria Park too but my first impressions of the area was that it’s less ‘social’ than Hackney but flat is slightly more practical for daily life (I work 2 days in office in Central).
Just wondering if anyone has experience of either areas, or would recommend prioritising buying flat near a tube station rather than overground station or does it not matter?

I moved out of London this year, but lived there for 20+ years before that. Hackney Wick all day long- it's much nicer/bougier. A quiet residential street is a dream! After I spent many years on a busy road v close to amenities (opposite station, above Tesco Express etc) I got tired of all the noise and stress.

I prefer buses and overground for getting about than tube anyway.

I looked in these areas and Walthamstow and in the end we actually bought in Tottenham (this was not where I wanted to live at all)
however we are right next to the overground (Bruce grove) and we are both working in that train line (Liverpool Street area) so it is so handy for us

can be on Victoria line in a few mins as well

and we got a much bigger place for our
money (this was 3 yesrs ago)

where are you needing to get to work each day?

If you're not at family planning stages of life then Hackney Wick all the way! You get used to overground over tube very quickly and as you say there's so much on your doorstep. Stratford is easily walkable. Also the Olympic Park is just brilliant for running, getting outside, picnics with friends in the summer. Canal lovely for weekend strolls. Victoria Park is great, great pub Sunday lunches round there. You've got All Points East festival in the summer too. I'm envious!

Bow Road not as bouji or villlagey and not as good for social life.

Thanks all!

@Fupoffyagrasshole I looked at Walthamstow too but couldn’t find much my in budget (2b) - either flats needed work or very high service charges. I also looked near Tottenham Hale as I have friends there and being near the Victoria line (and Drumsheds 😂) is so convenient but again not much for my budget. I sound fussy but I was ideally looking for somewhere I could live in asap, didn’t need work doing.

My office is by Bank station, so it’s not the end of the world if near Overground as could walk from Liverpool st.

Came to say basically this.

hackney wick

Hackney Wick definitely, it’s a great area. Bow Rd isn’t particularly nice and very student heavy because of the uni just up the road at Mile End.

I don't know Bow Rd very well but I've always opted to live near a tube, in zone 1 or 2. I find the Overground and buses painfully slow and prone to disruuption, and I'm the type who likes to get out all over London, not just be stuck in one area. I always need decent amenities close by too, the shop and gym nearby would be far more useful to me than a sleepy residential street.