Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50826, 0.00033

E14 2DE— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 62/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
67
Safety
57
Schools
90
Transport
62
Environment
56
Investment
57

The bottom line

E14 2DE offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E14 2DE

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 2DE

🛡️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 2DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Culloden Primary - A Paradigm Academy

Not yet inspected · Inspected Jun 2025 · 10 min walk

KS2: 107.3

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 15 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 29 min walk

3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.1km

Crime is +167% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,242/m²
Price per ft²£580/ft²
Avg floor area136.7 m²

EPC breakdown

C
22%
D
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 81%Detached 11%Flat 8%

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£341,750
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+3.7%

Total change

+159%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.5%

per year

Acceleration

-48.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 63 sales

Property Type Mix

Total: 63 sales

Detached11.1%
Terraced81%
Flat/maisonette7.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£325k£346k+6.5%16
Post-dot-com plateau2001–2004£375k£385k+2.7%2
Pre-crash peak2005–2007£470k£600k+27.7%1.5
GFC & correction2008–2012£675k£655k-3%2
Help-to-Buy recovery2014–2015£755k£768k+1.7%1.5
Brexit uncertainty2017–2019£738k£893k+21%2
Pandemic surge2020–2020£918k£918k+0%3
Current market2024–2025£1.13m£842k-25.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2% alpha

Terraced-2% α
Local
5.3%
District
7.3%

CAGR over 21yr 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
East India DLR StationDLR line
2.4 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
6 min walk
Canning Town Underground StationJubilee
10 min walk
Canning Town DLR StationDLR
11 min walk
North Greenwich Underground StationJubilee
11 min walk
Canning TownNational Rail
12 min walk
4 bus routes · 4 stops within 400m · 152 buses/hr peak

62

Walkability score

177

Footpaths (500m)

5

Santander docks (800m)

0.2 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

12

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)68
Nearest car park326m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
406m
🅿️
Docklands Parking· yes
479m

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: 5.1 km away✗ Not Green Belt✗ Not AONB11% 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 · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

12

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Taylor's of Goodluck Hope Bar & Deli (479 m)

Nearest supermarketNest · 615 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)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Nisa Local193 m
Taylor's of Goodluck Hope Grocery Store482 m
Layers491 m
Riverside Store517 m

Nearby cafes

Westland Coffee395 m
Dora Sweet and Savoury412 m
La Mook425 m
Sandwich Plus453 m

Nearby restaurants

Subway190 m
Gelato a Casa326 m
Scoff & Banter347 m
Bar Salento422 m

Nearby pubs

Taylor's of Goodluck Hope Bar & Deli479 m
The Stargazer499 m
The Observatory506 m
Boom Battle Bar609 m

Nearby gyms

F45 Training364 m
Elasko389 m
Parkour Generations410 m
PureGym419 m

Nearby pharmacies

Britannia Pharmacy650 m
Mangal Pharmacy931 m

Nearby health

Align & Smile521 m
The Aberfeldy Practice576 m
Food hygiene (5-star)80% of 59

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

CE CAREER AND PROFESSIONAL SERVICES LTD
CIPIMA LTD
CNS INVESTMENTS LIMITED
D S WIJAYATILAKE LIMITED
DR V PATIL LIMITED

+12 more

Investment

Investment grade, yield and market outlook

57

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

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

4/100

Velocity score

Future outlook

56.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,653m
Crossrail 2 route6,756m

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)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
100%
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)
295
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
Phase 2, Elektron Building, Phase 2, Elektron Building, Aspen Way, E14437 homes
completed
Castle Warf, Esso Petrol Station, Castle Warf, Esso Petrol Station, Leamouth Road, E14 0JG338 homes
completed
THE SWITCH HOUSE & THE ELEKTRON BUILDING, THE SWITCH HOUSE & THE ELEKTRON BUILDING, ASPEN WAY, E14253 homes
completed
Site At North East Junction Of, Site At North East Junction Of, JOHN SMITH MEWS, Newport Avenue, E14126 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 2DE

Full postcodeE14 2DE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.508260
Longitude0.000335
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