Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.51211, 0.00558

E14 0QL— Blackwall & Cubitt Town, Tower Hamlets

Location and area intelligence for E14 0QL, Blackwall & Cubitt Town, Tower Hamlets

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 56/100Transport 59/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
75
Safety
56
Schools
90
Transport
59
Environment
66
Investment
62

The bottom line

E14 0QL offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E14 0QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+180.0% vs London avg

Deep-dive guides for E14 0QL

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

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“High-connectivity investment target”

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How E14 0QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Luke's Primary School

Good · Inspected Nov 2019 · 7 min walk

KS2: 109.7

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 16 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 20 min walk

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

Safety

2 Jun

Crime rates and local incidents

Medium crime

182.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 54.4%

+89% vs borough

Crime by type

Other34%
Violence & sexual offences20%
Theft11%
Anti-social behaviour10%
Vehicle crime10%
Burglary6%
Robbery5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.4km

Crime is +180% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E14 district median

£466,000

Based on 1,287 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,457/m²
Price per ft²£786/ft²
Avg floor area73.5 m²

EPC breakdown

B
58%
C
17%
D
2%

Based on 77 properties · Confidence: high

Street mix

Flat 99%Other 1%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£183,750
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.28 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2026 · CAGR

+0.7%

Total change

+7%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.2%

per year

Acceleration

-6.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 72 sales

Property Type Mix

Total: 72 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£553k£553k+0%54
Brexit uncertainty2017–2019£432k£500k+15.9%3.5
Pandemic surge2020–2021£665k£488k-26.7%1
Rate-rise correction2022–2023£618k£618k+0%3
Current market2024–2026£625k£593k-5.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
0.7%
District
-0.9%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing34
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Canning Town Underground StationJubilee line
3.3 min walk
Canning Town

Nearby stations

Canning Town Underground StationJubilee
3 min walk
Canning Town DLR StationDLR
4 min walk
Canning TownNational Rail
6 min walk
Royal Victoria DLR StationDLR
12 min walk
Blackwall DLR StationDLR
12 min walk
2 bus routes · 7 stops within 400m · 137 buses/hr peak

74

Walkability score

323

Footpaths (500m)

3

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

Canary Wharf ★19 min
City32 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)

3

EV chargers (800m)

Total spaces (800m)58
Nearest car park163m
Santander docks (800m)3
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
315m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 12.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.6 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield849.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE RUIZ MEDICAL PRACTICE

2 ST. LUKE'S SQUARE, CANNING TOWN, E16 1HT

7 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

204

Parks (1km)

16

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

19

Sports (1km)

1

Convenience

Nearest supermarketTian Tian Market · 388 m
3 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Sainsbury's Local135 m
Breadmeister317 m
Layers414 m
Taylor's of Goodluck Hope Grocery Store442 m

Nearby cafes

Shakeii Shakeii183 m
Costa310 m
Steam & Stir330 m
Chain Coffee Master358 m

Nearby restaurants

Nebula36 m
The Barre120 m
Wok n' Grill154 m
McDonald's361 m

Nearby pubs

The Lockdown Room159 m
soda and friends165 m
Husk Brewery & Taproom306 m
Taylor's of Goodluck Hope Bar & Deli454 m

Nearby gyms

London City Island Pool28 m
London City Island Gym30 m
The Strength Room45 m
Hum Yoga71 m

Nearby pharmacies

Berg's Pharmacy591 m
Osbon Pharmacy891 m
Jetsol Pharmacy938 m

Nearby health

Northway Clinic420 m
Banning Dental422 m
Carpenter's Practice (St. Luke's Site)552 m
St Lukes' Medical Centre553 m
Food hygiene (5-star)55% of 80

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

BISI ALIMI FOUNDATION
CASAWAY LTD
DAYLAR LIMITED
GIGI CHEN LTD
JOE BENNETT LIMITED

+4 more

Investment

Investment grade, yield and market outlook

62

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

84.8

Price growth score

A
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,204m
Crossrail 2 route6,796m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,917 nationally

1,153

Est. population

30,000/km²

83%

Employed

79%

Degree educated

0.3%

Claimant rate

Inner cityVery high densityYoung professionals

15

Community stability

Age profile

75%
14%
Under 186%
18–3476%
35–4914%
50–643%
65+1%

Tenure

13%
76%
Own outright6%
Own (mortgage)13%
Private rent76%
Social rent5%
Shared ownership0%

Ethnicity

23%
33%
33%
White British23%
White Other33%
Asian33%
Black3%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine4%
No car household82%
Unemployed6%
No qualifications3%

Housing tenure (Census 2021)

Private rent76%
Social rent5%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
4
Local approval rate
78%
Borough approval rate
54%
Historic landfill (400m)
2
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
620
Largest scheme
975 homes · Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED
Pipeline pressure
NONE

Named schemes (500m)

City Island Phase 1, City Island Phase 1, Orchard Place, E14347 homes
completed
Site At Orchard Place, Site At Orchard Place, Orchard Place, E14214 homes
completed
42-46, 42-46, ORCHARD PLACE, E1420 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
10.9%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Abdul MalikAspire
Ahmodur Rahman KhanAspire
Bellal UddinAspire

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Key facts for E14 0QL

Full postcodeE14 0QL
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.512110
Longitude0.005576
Parliamentary constituencyPoplar and Limehouse
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