Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50864, 0.00169

E14 2DF— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 58/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
57
Schools
90
Transport
58
Environment
56
Investment
57

The bottom line

E14 2DF 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 2DF

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 2DF

🛡️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 2DF 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 7 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.2km

Crime is +167% above London average

Property

1 May

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£7,680/m²
Price per ft²£714/ft²
Avg floor area137.5 m²

EPC breakdown

C
6%

Based on 6 properties · Confidence: low

Street mix

Terraced 84%Detached 12%Flat 4%

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£343,750
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, 100 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

1999–2024 · CAGR

+5.9%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.5%

per year

Acceleration

-23.31

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Detached12%
Terraced84%
Flat/maisonette4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£225k£225k+0%10
Post-dot-com plateau2003–2004£320k£410k+28.1%1.5
Pre-crash peak2005–2007£380k£445k+17.1%1
GFC & correction2008–2012£625k£500k-20%1.2
Help-to-Buy recovery2013–2013£755k£755k+0%1
Brexit uncertainty2017–2017£935k£935k+0%2
Current market2024–2024£940k£940k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
5.9%
District
6.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

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
3 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
8 min walk
Canning Town Underground StationJubilee
9 min walk
Canning Town DLR StationDLR
9 min walk
Canning TownNational Rail
11 min walk
North Greenwich Underground StationJubilee
12 min walk
No bus stops within 400m

55

Walkability score

180

Footpaths (500m)

4

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge24 min ↓
Victoria40 min ↑
Waterloo33 min ↓
Canary Wharf ★20 min
City35 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)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)68
Nearest car park311m
Santander docks (800m)4
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
363m
🅿️
Docklands Parking· yes
569m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalA&E Department · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

35

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Taylor's of Goodluck Hope Bar & Deli (388 m)

Nearest supermarketTian Tian Market · 853 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)

1.5km

Post office

Nearby shops

Nisa Local266 m
Taylor's of Goodluck Hope Grocery Store390 m
Layers396 m
Jay's Off Licence606 m

Nearby cafes

Westland Coffee463 m
Dora Sweet and Savoury489 m
The Orchard Cafe512 m
La Mook529 m

Nearby restaurants

Subway264 m
Gelato a Casa398 m
Nebula436 m
Scoff & Banter450 m

Nearby pubs

Taylor's of Goodluck Hope Bar & Deli388 m
The Observatory516 m
The Stargazer527 m
Boom Battle Bar612 m

Nearby gyms

Resident's Gym340 m
The Strength Room433 m
F45 Training433 m
Chain Store458 m

Nearby pharmacies

Britannia Pharmacy681 m
Mangal Pharmacy936 m

Nearby health

The Aberfeldy Practice608 m
Align & Smile623 m
Northway Clinic888 m
Banning Dental892 m
Food hygiene (5-star)82% of 72

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

AEQUITASMOVE LIMITED
MARIOCONSTRUCTIONCO LTD
POMIPOP LIMITED
PRIDEGEM DATA SERVICES LIMITED

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

54.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,736m
Crossrail 2 route6,804m

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)
1
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)
0
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 2DF

Full postcodeE14 2DF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.508642
Longitude0.001692
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