Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50910, 0.00668

E14 0XF— Blackwall & Cubitt Town, Tower Hamlets

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 57/100Transport 55/100Low yield 3.35%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
57
Schools
90
Transport
55
Environment
65
Investment
49

The bottom line

E14 0XF offers exceptional schools (100% Good/Outstanding) and fast broadband at £680,000 median — 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 0XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+30.8% vs London avg
vs London crime+167.0% vs London avg

Deep-dive guides for E14 0XF

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

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Postcode Personality

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“The hidden gem”

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How E14 0XF 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 · 9 min walk

KS2: 109.7

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 15 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

173.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 441.7%

+80% vs borough

Crime by type

Other29%
Violence & sexual offences23%
Vehicle crime14%
Anti-social behaviour13%
Drug offences8%
Burglary5%
Theft4%
Robbery2%

Stop & search

11.4

per 1,000 residents

→ Stable

trend

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 +167% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£680,000

Median sale price

Above London median by 31%

£680,000 is 31% above the London median (£520,000)

-6.7%

This year

Flat

Dominant type

Price history

5-year change
+50.4%
Sales (24 months)7
New build85.7%
Avg flat£680,000
Price per m²£11,129/m²
Price per ft²£1,034/ft²
Avg floor area61.1 m²

EPC breakdown

B
73%
C
4%

Based on 77 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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£21,500
First-time buyerFTB
£21,500
Additional propertyBTL/2nd
£41,900

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

£3,402/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£152,750
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2025 · CAGR

+10.8%

Total change

+51%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-1.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 73 sales

Property Type Mix

Total: 73 sales

Terraced2.7%
Flat/maisonette97.3%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£452k£452k+0%27
Rate-rise correction2022–2023£431k£685k+59%18
Current market2024–2025£688k£681k-0.9%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+17.7% alpha

Flat/maisonette+17.7% α
Local
10.8%
District
-6.9%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing9
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
6.1 min walk
Canning Town

Nearby stations

Canning Town Underground StationJubilee
6 min walk
Canning Town DLR StationDLR
7 min walk
Canning TownNational Rail
10 min walk
Royal Victoria DLR StationDLR
10 min walk
Blackwall DLR StationDLR
12 min walk
No bus stops within 400m

48

Walkability score

155

Footpaths (500m)

2

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)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park171m
Santander docks (800m)2
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
498m

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: 9.0 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 AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 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

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

36

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

10

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketTian Tian Market · 631 m
3 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

2.1km

Post office

Nearby shops

Layers78 m
Taylor's of Goodluck Hope Grocery Store100 m
Jelena’s Cake388 m
Sainsbury's Local440 m

Nearby cafes

The Orchard Cafe191 m
Wallbrook Gardens397 m
Chain Coffee Master481 m
Boba Lab482 m

Nearby restaurants

Nebula315 m
The Barre434 m
Brass Monkey438 m
MYMA440 m

Nearby pubs

Taylor's of Goodluck Hope Bar & Deli111 m
The Lockdown Room476 m
soda and friends491 m
Husk Brewery & Taproom515 m

Nearby gyms

Resident's Gym117 m
Chain Store175 m
The Strength Room300 m
London City Island Pool370 m

Nearby pharmacies

Berg's Pharmacy854 m
Mangal Pharmacy941 m

Nearby health

Carpenter's Practice (St. Luke's Site)574 m
St Lukes' Medical Centre577 m
iCare Dental657 m
Northway Clinic674 m
Food hygiene (5-star)70% of 96

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
4
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

AG INTERNATIONAL HOLDINGS LTD
BOMA REWARDS LTD
CERES INTELLIGENCE LTD
IMANTS MIKELSONS IM LIMITED
LIYA FASHION TRADING CO., LTD

+2 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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
3.4% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

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

76.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,947m
Crossrail 2 route7,050m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,064 nationally

1,497

Est. population

6,747/km²

68%

Employed

57%

Degree educated

7.9%

Claimant rate

Inner cityMedium densityYoung professionals

25

Community stability

Age profile

25%
44%
22%
Under 1826%
18–3444%
35–4922%
50–647%
65+2%

Tenure

13%
53%
25%
Own outright8%
Own (mortgage)13%
Private rent53%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

16%
16%
51%
White British16%
White Other16%
Asian51%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household69%
Unemployed9%
No qualifications10%

Housing tenure (Census 2021)

Private rent53%
Social rent25%

vs. London

Price vs London+30.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
86%
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)
2
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£680,000)

£21,500

Standard buyer

£21,500

First-time buyer

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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Key facts for E14 0XF

Full postcodeE14 0XF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.509105
Longitude0.006684
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