Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.51382, 0.00618

E14 0TG— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 34/100Transport 61/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Notable weakness: safety

Liveability
68
Safety
34
Schools
60
Transport
61
Environment
67
Investment
62

The bottom line

E14 0TG offers exceptional schools (100% Good/Outstanding) and fast broadband at £445,000 median — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E14 0TG

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 avg price-14.4% vs London avg
vs London crime+392.0% vs London avg

Deep-dive guides for E14 0TG

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How E14 0TG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Star Primary School

Not yet inspected · 10 min walk

KS2: 108.3

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 13 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 · 19 min walk

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

Safety

2 Jun

Crime rates and local incidents

High crime

320.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 46.4%

+232% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other34%
Violence & sexual offences18%
Vehicle crime10%
Theft10%
Anti-social behaviour9%
Burglary8%
Robbery6%
Drug offences5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.5km

Crime is +392% above London average

Property

2 Jul

Prices, sales volume and market trends

£445,000

Median sale price

14% below London median

£445,000 is 14% below the London median (£520,000)

-28.2%

This year

Flat

Dominant type

Price history

5-year change
-20.7%
Sales (24 months)8
New build0.0%
Avg flat£445,000
Price per m²£7,904/m²
Price per ft²£734/ft²
Avg floor area56.3 m²

EPC breakdown

B
45%
C
48%

Based on 93 properties · Confidence: high

Street mix

Flat 100%

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£9,750
First-time buyerFTB
£1,000
Additional propertyBTL/2nd
£23,100

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

£2,226/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£140,750
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 0.27 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

2019–2025 · CAGR

+-1.6%

Total change

-9%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

-19.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 102 sales

Property Type Mix

Total: 102 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£451k£451k+0%78
Pandemic surge2020–2021£603k£561k-6.9%6
Rate-rise correction2022–2023£358k£433k+21.1%1.5
Current market2024–2025£466k£410k-12.1%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
-1.6%
District
0.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
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
1.2 min walk
Canning Town

Nearby stations

Canning Town DLR StationDLR
2 min walk
Canning Town Underground StationJubilee
2 min walk
Canning TownNational Rail
3 min walk
Royal Victoria DLR StationDLR
12 min walk
Blackwall DLR StationDLR
14 min walk
2 bus routes · 6 stops within 400m · 174 buses/hr peak

80

Walkability score

353

Footpaths (500m)

2

Santander docks (800m)

0.3 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)

4

EV chargers (800m)

Total spaces (800m)58
Nearest car park358m
Santander docks (800m)2
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
416m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.7 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

STAR LANE MEDICAL CENTRE

121 STAR LANE, CANNING TOWN, E16 4QH

9 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

225

Parks (1km)

20

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

1

Convenience

Nearest supermarketTian Tian Market · 255 m
3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Sainsbury's Local94 m
Breadmeister288 m
Alenka334 m
Jay's Off Licence487 m

Nearby cafes

Shakeii Shakeii22 m
Costa129 m
Steam & Stir174 m
Starbucks225 m

Nearby restaurants

Wok n' Grill42 m
The Barre93 m
McDonald's227 m
Nebula230 m

Nearby pubs

soda and friends35 m
The Lockdown Room57 m
Husk Brewery & Taproom233 m
Eadn London333 m

Nearby gyms

Hum Yoga126 m
London City Island Gym165 m
London City Island Pool174 m
The Strength Room239 m

Nearby pharmacies

Berg's Pharmacy420 m
Osbon Pharmacy711 m
Jetsol Pharmacy750 m

Nearby health

Banning Dental269 m
Northway Clinic271 m
East Village Dental428 m
St Lukes' Medical Centre548 m
Food hygiene (5-star)53% of 91

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
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

ANCHORENT LIMITED
CARPE ASTRA LIMITED
EDSENSORI LTD
GLOBEPASS LTD
IDDIAS LTD

+3 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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score21/100
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

83.3

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 route5,390m
Crossrail 2 route6,727m

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

Price vs London-14.4%

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)
11
Planning apps (3 years)
4
Local approval rate
73%
Borough approval rate
54%
Historic landfill (400m)
1
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
636
Largest scheme
975 homes · Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED
Pipeline pressure
NONE

Named schemes (500m)

Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 3, Plots D1, D2, E and F, Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 3, Plots D1, D2, E and F, Barking Road, Cannin620 homes
completed
Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 2, Plots B, C1 and C2, Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 2, Plots B, C1 and C2, Barking Road, Canning Town349 homes
completed
City Island Phase 1, City Island Phase 1, Orchard Place, E14347 homes
completed
Phase 1 Vermilion - Plot 1, Rathbone Market, Phase 1 Vermilion - Plot 1, Rathbone Market, Barking Road, Canning Town, E16271 homes
completed
Site At Orchard Place, Site At Orchard Place, Orchard Place, E14214 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£445,000)

£9,750

Standard buyer

£1,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 0TG

Full postcodeE14 0TG
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.513817
Longitude0.006185
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