Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48708, -0.01817

E14 3AP— Island Gardens, Tower Hamlets

Location and area intelligence for E14 3AP, Island Gardens, Tower Hamlets

The family fortress

 

Top 5% LondonSchools 88%Safety 80/100Transport 54/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
80
Schools
76
Transport
54
Environment
79
Investment
57

The bottom line

E14 3AP offers exceptional schools (88% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E14 3AP

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 income+29.0% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for E14 3AP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E14 3AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harbinger Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 104.1

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 11 min walk

P8: +0.31A8: 53.2

88% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.1 incidents per 1,000 residents

Better than 76% of London
↑ Rising 240.0%

from a low base — still below London average

-66% vs borough

Crime by type

Other29%
Anti-social behaviour22%
Violence & sexual offences21%
Burglary10%
Vehicle crime9%
Drug offences6%
Theft1%
Robbery1%

Stop & search

0.5

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)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.5km

Crime is 49% below 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£8,173/m²
Price per ft²£759/ft²
Avg floor area113.7 m²

EPC breakdown

B
1%
C
10%
D
9%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 96%Detached 2%Flat 2%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£284,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

1996–2024 · CAGR

+7.8%

Total change

+726%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

+31.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 45 sales

Property Type Mix

Total: 45 sales

Detached2.2%
Terraced95.6%
Flat/maisonette2.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£110k£225k+104.1%2.2
Post-dot-com plateau2001–2004£250k£250k+0%2
Pre-crash peak2005–2007£270k£396k+46.8%3
GFC & correction2009–2012£430k£575k+33.7%2
Help-to-Buy recovery2014–2015£679k£695k+2.4%2.5
Brexit uncertainty2018–2018£695k£695k+0%2
Pandemic surge2021–2021£840k£840k+0%1
Rate-rise correction2023–2023£753k£753k+0%2
Current market2024–2024£909k£909k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.4%
District
7.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Mudchute DLR StationDLR line
5.1 min walk
Greenwich

Nearby stations

Mudchute DLR StationDLR
6 min walk
Island Gardens DLR StationDLR
7 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
10 min walk
Crossharbour DLR StationDLR
12 min walk
Greenwich DLR StationDLR
13 min walk
No bus stops within 400m

47

Walkability score

102

Footpaths (500m)

8

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge38 min ↑
Victoria54 min ↑
Waterloo47 min ↑
Canary Wharf ★23 min
City38 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

6

Car parks (800m)

6

EV chargers (800m)

Nearest car park581m
Santander docks (800m)8
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 15.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 34%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 km

Energy

Solar: 854 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): 2

Landslide susceptibility: Medium

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 yield853.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DOCKLANDS MEDICAL CENTRE

100 SPINDRIFT AVENUE, ISLE OF DOGS, E14 9WU

6 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

9

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 557 m
4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

336m

Post office

Nearby shops

West Quay News323 m
Gardens Food & Wine542 m
mini C546 m
Premier Express700 m

Nearby cafes

SIENNA Cafe456 m
SIENNA458 m
Coffee Island499 m
Costa525 m

Nearby restaurants

Sing Way126 m
The Bhaji132 m
The Little Kebab House175 m
U Donut!219 m

Nearby pubs

The Ship80 m
The Ferry House340 m
Lord Nelson352 m
The Sail Loft526 m

Nearby gyms

North Greenwich Bowls Club409 m
The Ahoy Centre425 m
The Boat House565 m
Meridian Fitness666 m

Nearby pharmacies

Docklands Pharmacy492 m
Rose Pharmacy719 m
Cubitt Town Pharmacy764 m
Britannia Pharmacy877 m

Nearby health

The Dental Suite @ Docklands504 m
The Carnaby Laser Clinic514 m
Greenwich Dental Health554 m
Creek Road Dental Practice724 m
Food hygiene (5-star)74% of 57

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
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

ADVANCED WORK MANAGEMENT LIMITED
AGMG ASSETS LTD
AGMG MANAGEMENT LTD
AGMG UK HOLDING LTD
EIGHT MOONS LTD

+5 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 score22/100
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

72.1

Price growth score

B
Low

New supply risk

Low-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,970m
Crossrail 2 route7,661m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,477 nationally

2,052

Est. population

30,000/km²

79%

Employed

75%

Degree educated

£54,200

Median income

2.2%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

15%
36%
33%
Under 1815%
18–3436%
35–4933%
50–6411%
65+4%

Tenure

14%
26%
55%
Own outright14%
Own (mortgage)26%
Private rent55%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

33%
31%
25%
White British33%
White Other31%
Asian25%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine7%
No car household52%
Unemployed5%
No qualifications4%

Housing tenure (Census 2021)

Private rent55%
Social rent3%

vs. London

Income vs London+29.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Borough approval rate
54%
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
980 homes · Greenwich Reach East, Greenwich Reach East, Thames Street, Norway Street, Creek Road, Deptford Creek, Greenwich, SE10
Pipeline pressure
NONE

Named schemes (500m)

LOCKES WHARF, LOCKES WHARF, WESTFERRY ROAD, E14464 homes
completed
397-411, 397-411, Westferry Road, E14 3AE190 homes
completed
443 to 451, 443 to 451, Westferry Road, E1173 homes
completed
LAND BETWEEN RIVER THAMES, LAND BETWEEN RIVER THAMES, MASTHOUSE TERRACE, NAPIER AVENUE, WESTFERRY ROAD, E14160 homes
completed
CLYDE AND LANGBOURNE WHARVES, 303-306, CLYDE AND LANGBOURNE WHARVES, 303-306, WESTFERRY ROAD, E14135 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.3%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Peter GoldsConservative
Mufeedah BustinLabour

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Key facts for E14 3AP

Full postcodeE14 3AP
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.487082
Longitude-0.018165
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