Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50888, 0.00824

E14 0XL— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 55/100Yield 4.89%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
57
Schools
90
Transport
55
Environment
66
Investment
73

The bottom line

E14 0XL offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors 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 0XL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+167.0% vs London avg

Deep-dive guides for E14 0XL

🛡️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 0XL 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 · 8 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

Edith Kerrison Nursery School

Not inspected · 19 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.6km

Crime is +167% above London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

B
75%

Based on 75 properties · Confidence: high

Street mix

Flat 33%Other 67%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£153,250
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 0.18 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2021 · CAGR

+23.9%

Total change

+54%

Market Activity

Price Velocity & Acceleration

Current Velocity

+53.5%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£246k£246k+0%1
Pandemic surge2021–2021£378k£378k+0%23

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6.3 min walk
Canning Town

Nearby stations

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

47

Walkability score

162

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)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park95m
Santander docks (800m)2
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
600m

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: 5.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.2 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

2

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

182

Parks (1km)

30

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

10

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketTian Tian Market · 628 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

Layers69 m
Taylor's of Goodluck Hope Grocery Store94 m
Jelena’s Cake312 m
Sainsbury's Local381 m

Nearby cafes

The Orchard Cafe93 m
Wallbrook Gardens304 m
Boba Lab416 m
Chain Coffee Master451 m

Nearby restaurants

MYMA371 m
Brass Monkey371 m
Nebula382 m
Pepenero436 m

Nearby pubs

Taylor's of Goodluck Hope Bar & Deli107 m
Husk Brewery & Taproom510 m
The Lockdown Room514 m
soda and friends532 m

Nearby gyms

Chain Store118 m
Resident's Gym152 m
Shakti Space313 m
The Strength Room366 m

Nearby pharmacies

Berg's Pharmacy850 m
Mangal Pharmacy928 m
Osbon Pharmacy1.2 km

Nearby health

Carpenter's Practice (St. Luke's Site)504 m
St Lukes' Medical Centre508 m
iCare Dental547 m
Northway Clinic673 m
Food hygiene (5-star)66% of 83

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
5
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

AHMEDSQUARED LTD
COBALT MADE LTD
EAST LONDON PRIDE C.I.C.
ELEMENT NIGHTLIFE LTD
EMPOWER & CONNECT GROUP LTD

+5 more

Investment

Investment grade, yield and market outlook

73

Investment score

Strong

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

55.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,978m
Crossrail 2 route7,153m

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

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
Local approval rate
83%
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)

Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED975 homes
completed
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
Canning Town Area 8 Bounded By Peto Street North And Victoria Dock Road, Silvertown Way, Canning Town2 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 0XL

Full postcodeE14 0XL
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.508880
Longitude0.008245
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