Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48843, -0.01374

E14 3AY— Island Gardens, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 80%Safety 78/100Transport 58/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
78
Schools
90
Transport
58
Environment
82
Investment
52

The bottom line

E14 3AY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

E14 3AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+29.0% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for E14 3AY

🛡️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 3AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Canary Wharf College, East Ferry

Good · Inspected Sept 2022 · 1 min walk

KS2: 111.0

—

Secondary

George Green's School

Not yet inspected · 5 min walk

P8: +0.09A8: 46.8

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 13 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

41.8 incidents per 1,000 residents

Better than 69% of London
↑ Rising 208.8%

from a low base — still below London average

-57% vs borough

Crime by type

Violence & sexual offences40%
Anti-social behaviour21%
Other20%
Drug offences7%
Vehicle crime5%
Burglary4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.6km

Crime is 36% below 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£5,878/m²
Price per ft²£546/ft²
Avg floor area97.1 m²

EPC breakdown

C
6%
D
16%
E
4%

Based on 26 properties · Confidence: medium

Street mix

Semi 6%Terraced 88%Flat 6%

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£242,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+505%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.3%

per year

Acceleration

-32.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached6.1%
Terraced87.8%
Flat/maisonette6.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£193k+107%3
Post-dot-com plateau2001–2002£225k£250k+11.1%1
Pre-crash peak2005–2007£278k£420k+51.2%2.3
GFC & correction2008–2011£450k£299k-33.6%1.5
Help-to-Buy recovery2013–2016£565k£690k+22.1%1.2
Brexit uncertainty2017–2019£909k£595k-34.5%2
Pandemic surge2020–2021£900k£933k+3.6%1.5
Rate-rise correction2022–2023£899k£870k-3.2%3.5
Current market2025–2025£563k£563k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Mudchute DLR StationDLR line
2.3 min walk
Greenwich

Nearby stations

Island Gardens DLR StationDLR
3 min walk
Mudchute DLR StationDLR
3 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
10 min walk
Crossharbour DLR StationDLR
10 min walk
GreenwichNational Rail
14 min walk
No bus stops within 400m

44

Walkability score

113

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

3

Car parks (800m)

6

EV chargers (800m)

Nearest car park644m
Santander docks (800m)9
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
735m

Connectivity

Broadband and mobile coverage

100%

Full fibre

61%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed342 Mbps
Median download353 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: 4.7 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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): 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 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

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

5 min walk

4

GPs within 1km

6

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

212

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 692 m
3 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

482m

Post office

Nearby shops

Gardens Food & Wine253 m
Docklands Food & Wines426 m
Island Newsagent & Off Licence446 m
West Quay News511 m

Nearby cafes

Cafe No. 92267 m
Rotunda Cafe366 m
I'm Hungry478 m
Ruby Red Tea Caddy579 m

Nearby restaurants

The Old Fire Station122 m
The Bhaji227 m
Sing Way230 m
Kinkao Thai Restaurant252 m

Nearby pubs

Lord Nelson124 m
The Ferry House214 m
The Ship293 m
The Waterman's Arms547 m

Nearby gyms

North Greenwich Bowls Club71 m
The Boat House319 m
George Green's Sports Centre456 m
Powerleague732 m

Nearby pharmacies

Cubitt Town Pharmacy435 m
Docklands Pharmacy592 m
Britannia Pharmacy636 m
Rose Pharmacy977 m

Nearby health

The Dental Suite @ Docklands597 m
Greenwich Dental Health665 m
The Carnaby Laser Clinic751 m
Island Health757 m
Food hygiene (5-star)67% of 54

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KUBER SOLUTIONS LIMITED
PS HOLDINGS LIMITED
SEHMI INVESTMENTS LTD
SOHUM CONSULTING LTD

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,249m
Crossrail 2 route7,723m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,258 nationally

2,514

Est. population

26,333/km²

62%

Employed

48%

Degree educated

£54,200

Median income

5.3%

Claimant rate

Inner cityVery high densityMixed

36

Community stability

Age profile

31%
25%
28%
Under 1831%
18–3425%
35–4928%
50–6410%
65+6%

Tenure

18%
29%
35%
Own outright12%
Own (mortgage)18%
Private rent29%
Social rent35%
Shared ownership5%
Rent free0%

Ethnicity

30%
17%
36%
White British30%
White Other17%
Asian36%
Black7%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household53%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Social rent35%
Private rent29%

vs. London

Income vs London+29.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
54%
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)
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
443 to 451, 443 to 451, Westferry Road, E1173 homes
completed
CLYDE AND LANGBOURNE WHARVES, 303-306, CLYDE AND LANGBOURNE WHARVES, 303-306, WESTFERRY ROAD, E14135 homes
completed
411, 411, WESTFERRY ROAD, E1475 homes
completed
Cutty Sark House, Cutty Sark House, Undine Road, E136 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 3AY

Full postcodeE14 3AY
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.488428
Longitude-0.013742
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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