Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50765, -0.00128

E14 2AB— Blackwall & Cubitt Town, Tower Hamlets

Location and area intelligence for E14 2AB, Blackwall & Cubitt Town, Tower Hamlets

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 62/100Yield 4.89%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
75
Safety
78
Schools
95
Transport
62
Environment
56
Investment
75

The bottom line

E14 2AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

E14 2AB

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-25.0% vs London avg

Deep-dive guides for E14 2AB

🛡️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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How E14 2AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Woolmore Primary School

Outstanding · Inspected Sept 2022 · 8 min walk

KS2: 107.0

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 14 min walk

P8: -0.29A8: 44.5

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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.9 incidents per 1,000 residents

Better than 63% of London
↑ Rising 339.1%

from a low base — still below London average

-49% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Vehicle crime18%
Anti-social behaviour15%
Burglary6%
Theft4%
Drug offences2%
Robbery1%

Stop & search

2.4

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 · 997m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area110.8 m²

EPC breakdown

B
3%
C
1%

Based on 4 properties · Confidence: low

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£277,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2023 · CAGR

+5.5%

Total change

+71%

Market Activity

Price Velocity & Acceleration

Current Velocity

+64.4%

per year

Acceleration

+24.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2014£525k£393k-25.2%1.5
Brexit uncertainty2019–2019£548k£548k+0%1
Rate-rise correction2023–2023£900k£900k+0%1

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
East India DLR StationDLR line
2.7 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
5 min walk
North Greenwich Underground StationJubilee
11 min walk
All Saints DLR StationDLR
11 min walk
Canning Town Underground StationJubilee
12 min walk
Canning Town DLR StationDLR
12 min walk
4 bus routes · 3 stops within 400m · 152 buses/hr peak

66

Walkability score

186

Footpaths (500m)

7

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★15 min
City30 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

13

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)68
Nearest car park357m
Santander docks (800m)7
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Docklands Parking· yes
386m
🅿️
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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB12% 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

ABERFELDY PRACTICE

ABERFELDY H&W CENTRE, 19 ABERFELDY SQUARE, E14 0XA

8 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalA&E Department · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Stargazer (478 m)

Nearest supermarketNest · 513 m
3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

974m

Post office

Nearby shops

Nisa Local174 m
Riverside Store386 m
Tesco Express585 m
Taylor's of Goodluck Hope Grocery Store599 m

Nearby cafes

La Mook295 m
Dora Sweet and Savoury351 m
Westland Coffee352 m
Sandwich Plus379 m

Nearby restaurants

Subway171 m
Scoff & Banter216 m
Gelato a Casa284 m
Bar Salento354 m

Nearby pubs

The Stargazer478 m
The Observatory508 m
Taylor's of Goodluck Hope Bar & Deli593 m
Boom Battle Bar613 m

Nearby gyms

Elasko259 m
F45 Training320 m
Parkour Generations362 m
PureGym387 m

Nearby pharmacies

Britannia Pharmacy648 m
Mangal Pharmacy925 m

Nearby health

Align & Smile391 m
The Aberfeldy Practice577 m
Food hygiene (5-star)78% of 51

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

CREED PS LTD
J&CO LONDON LTD

Investment

Investment grade, yield and market outlook

75

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 score22/100
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

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,540m
Crossrail 2 route6,713m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,371 nationally

2,067

Est. population

30,000/km²

75%

Employed

70%

Degree educated

3.1%

Claimant rate

Inner cityVery high densityYoung professionals

21

Community stability

Age profile

15%
52%
24%
Under 1815%
18–3452%
35–4924%
50–647%
65+1%

Tenure

14%
61%
13%
Own outright9%
Own (mortgage)14%
Private rent61%
Social rent13%
Shared ownership4%
Rent free0%

Ethnicity

16%
24%
43%
White British16%
White Other24%
Asian43%
Black8%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine8%
No car household76%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent61%
Social rent13%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
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)
296
Largest scheme
650 homes · BRUNSWICK WHARF, BRUNSWICK WHARF, ASPEN WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

BRUNSWICK WHARF, BRUNSWICK WHARF, ASPEN WAY, E14650 homes
completed
NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL WAY, E14556 homes
completed
Phase 2, Elektron Building, Phase 2, Elektron Building, Aspen Way, E14437 homes
completed
NEW PROVIDENCE WHARF, NEW PROVIDENCE WHARF, BLACKWALL WAY, E14260 homes
completed
THE SWITCH HOUSE & THE ELEKTRON BUILDING, THE SWITCH HOUSE & THE ELEKTRON BUILDING, ASPEN WAY, E14253 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 2AB

Full postcodeE14 2AB
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.507649
Longitude-0.001277
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