Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48784, -0.01855

E14 3AW— Island Gardens, Tower Hamlets

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

The family fortress

 

Top 5% LondonSchools 88%Safety 80/100Transport 55/100Yield 4.89%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
80
Schools
76
Transport
55
Environment
79
Investment
74

The bottom line

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

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

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Location

E14 3AW

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 3AW

🛡️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 3AW 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 · 3 min walk

KS2: 104.1

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 10 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 · 10 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)

1

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.5km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area109.5 m²

EPC breakdown

C
2%

Based on 2 properties · Confidence: very_low

Street mix

Semi 40%Flat 60%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£273,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2020 · CAGR

+6.4%

Total change

+248%

Market Activity

Price Velocity & Acceleration

Current Velocity

+98.6%

per year

Acceleration

+100.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached40%
Flat/maisonette60%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£200k£200k+0%1
Pre-crash peak2007–2007£357k£357k+0%2
GFC & correction2009–2009£350k£350k+0%1
Pandemic surge2020–2020£695k£695k+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
Mudchute DLR StationDLR line
4.5 min walk
Greenwich

Nearby stations

Mudchute DLR StationDLR
5 min walk
Island Gardens DLR StationDLR
7 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
11 min walk
Crossharbour DLR StationDLR
11 min walk
Greenwich DLR StationDLR
14 min walk
No bus stops within 400m

45

Walkability score

95

Footpaths (500m)

9

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)

Total spaces (800m)18
Nearest car park641m
Santander docks (800m)9
Nearest cycle dock0.2 km

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: 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: 22%
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

5 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.2 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

121

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 646 m
2 swimming pools5 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)

254m

Post office

Nearby shops

West Quay News241 m
Gardens Food & Wine567 m
Premier Express618 m
mini C633 m

Nearby cafes

SIENNA Cafe477 m
SIENNA479 m
Coffee Island582 m
Cafe No. 92585 m

Nearby restaurants

The Little Kebab House91 m
Sing Way111 m
The Bhaji114 m
U Donut!133 m

Nearby pubs

The Ship50 m
Lord Nelson381 m
The Ferry House390 m
The Sail Loft613 m

Nearby gyms

North Greenwich Bowls Club400 m
The Ahoy Centre472 m
The Boat House603 m
Odyssey Gym678 m

Nearby pharmacies

Docklands Pharmacy404 m
Rose Pharmacy796 m
Britannia Pharmacy817 m

Nearby health

The Dental Suite @ Docklands415 m
The Carnaby Laser Clinic596 m
Greenwich Dental Health643 m
Creek Road Dental Practice799 m
Food hygiene (5-star)74% of 49

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

74

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

67.6

Price growth score

B
Low

New supply risk

Low-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,031m
Crossrail 2 route7,577m

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)
13
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
MILL QUAY, MILL QUAY, SPINDRIFT AVENUE, E14390 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

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 3AW

Full postcodeE14 3AW
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.487844
Longitude-0.018550
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
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