Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.51297, 0.00695

E14 0TW— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 27/100Transport 60/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
27
Schools
90
Transport
60
Environment
67
Investment
60

The bottom line

E14 0TW offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E14 0TW

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+447.0% vs London avg

Deep-dive guides for E14 0TW

🛡️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 0TW 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 · 6 min walk

KS2: 109.7

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 11 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 8 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

355.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 62.6%

+268% 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

Other38%
Violence & sexual offences17%
Vehicle crime10%
Theft10%
Burglary9%
Anti-social behaviour7%
Robbery6%
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 · 1.5km

Crime is +447% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,719/m²
Price per ft²£810/ft²
Avg floor area60.5 m²

EPC breakdown

B
80%

Based on 80 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

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£151,250
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 0.26 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

2020–2025 · CAGR

+-2%

Total change

-10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.6%

per year

Acceleration

-105.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 88 sales

Property Type Mix

Total: 88 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£492k£658k+33.7%36
Rate-rise correction2022–2023£566k£435k-23.1%6
Current market2024–2025£725k£445k-38.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
-2%
District
-3.3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
1.8 min walk
Canning Town

Nearby stations

Canning Town Underground StationJubilee
1 min walk
Canning Town DLR StationDLR
2 min walk
Canning TownNational Rail
4 min walk
Royal Victoria DLR StationDLR
11 min walk
Blackwall DLR StationDLR
14 min walk
2 bus routes · 7 stops within 400m · 250 buses/hr peak

80

Walkability score

385

Footpaths (500m)

2

Santander docks (800m)

0.2 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 park289m
Santander docks (800m)2
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
427m

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: 5.5 km away✗ Not Green Belt✗ Not AONB15% 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

6 min walk

68%

Recommend GP

68%

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

224

Parks (1km)

21

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketTian Tian Market · 253 m
3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Sainsbury's Local16 m
Breadmeister212 m
Alenka395 m
Jelena’s Cake409 m

Nearby cafes

Shakeii Shakeii87 m
Costa188 m
Steam & Stir197 m
Starbucks252 m

Nearby restaurants

The Barre29 m
Wok n' Grill92 m
Nebula169 m
McDonald's226 m

Nearby pubs

The Lockdown Room52 m
soda and friends75 m
Husk Brewery & Taproom182 m
Streeties374 m

Nearby gyms

Hum Yoga73 m
London City Island Gym114 m
London City Island Pool130 m
The Strength Room171 m

Nearby pharmacies

Berg's Pharmacy457 m
Osbon Pharmacy760 m
Jetsol Pharmacy811 m

Nearby health

Northway Clinic285 m
Banning Dental288 m
East Village Dental462 m
St Lukes' Medical Centre469 m
Food hygiene (5-star)56% of 96

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

COFFEE HAPPENS LTD
DARK CURRENT INVESTMENTS LIMITED
I&I KO PROPERTY INVESTMENT LIMITED
LYOTECH FOODS LTD
MARATHON CAPITAL PARTNERS LTD

+5 more

Investment

Investment grade, yield and market outlook

60

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

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

8/100

Velocity score

Future outlook

86.2

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 route5,333m
Crossrail 2 route6,823m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,613 nationally

1,176

Est. population

30,000/km²

81%

Employed

79%

Degree educated

0.4%

Claimant rate

Inner cityVery high densityYoung professionals

18

Community stability

Age profile

74%
16%
Under 186%
18–3474%
35–4916%
50–643%
65+1%

Tenure

16%
68%
Own outright6%
Own (mortgage)16%
Private rent68%
Social rent8%
Shared ownership3%

Ethnicity

22%
28%
34%
White British22%
White Other28%
Asian34%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional72%
Routine / semi-routine3%
No car household81%
Unemployed5%
No qualifications3%

Housing tenure (Census 2021)

Private rent68%
Social rent8%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
5
Local approval rate
80%
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)
2
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
635
Largest scheme
975 homes · Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED975 homes
completed
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

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 0TW

Full postcodeE14 0TW
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.512967
Longitude0.006954
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
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TfL
Transport
for London
NHS
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Companies
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Agency
Ofcom
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