Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48728, -0.01196

E14 3BE— Island Gardens, Tower Hamlets

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

High-connectivity investment target

 

Schools 67%Safety 71/100Transport 58/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
71
Schools
90
Transport
58
Environment
81
Investment
55

The bottom line

E14 3BE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 3BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for E14 3BE

🛡️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 3BE 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 · 3 min walk

KS2: 111.0

—

Secondary

George Green's School

Not yet inspected · 4 min walk

P8: +0.09A8: 46.8

100% of local schools rated Good or Outstanding · based on 14 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

87.6 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 378.9%

-9% vs borough

Crime by type

Other26%
Anti-social behaviour26%
Violence & sexual offences25%
Drug offences9%
Vehicle crime6%
Robbery4%
Burglary2%
Theft2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.5km

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,447/m²
Price per ft²£599/ft²
Avg floor area61.6 m²

EPC breakdown

B
3%
C
34%
D
2%

Based on 39 properties · Confidence: high

Street mix

Terraced 14%Flat 86%

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£154,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.7%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

-4.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 86 sales

Property Type Mix

Total: 86 sales

Terraced14%
Flat/maisonette86%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£140k+82.6%6
Post-dot-com plateau2001–2004£150k£185k+23.3%4.8
Pre-crash peak2005–2007£205k£295k+43.9%2.7
GFC & correction2008–2011£225k£340k+51.1%1.5
Help-to-Buy recovery2013–2015£276k£412k+49.3%2.7
Brexit uncertainty2017–2018£318k£313k-1.6%2
Pandemic surge2020–2020£375k£375k+0%1
Rate-rise correction2022–2022£344k£344k+0%2
Current market2024–2025£380k£404k+6.3%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Weakest performer

Terraced

-2.4% alpha

Flat/maisonette-1.7% α
Local
5.7%
District
7.4%
Terraced-2.4% α
Local
11.6%
District
14%

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

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Island GardensDLR line
1.7 min walk
Greenwich

Nearby stations

Island Gardens DLR StationDLR
2 min walk
Mudchute DLR StationDLR
5 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
8 min walk
Crossharbour DLR StationDLR
12 min walk
GreenwichNational Rail
13 min walk
No bus stops within 400m

54

Walkability score

128

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

3

Car parks (800m)

8

EV chargers (800m)

Nearest car park486m
Santander docks (800m)8
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Park Row Car Park· yes
768m

Connectivity

Broadband and mobile coverage

97%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download450 Mbps
Superfast coverage97%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 40%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.7 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

4 min walk

4

GPs within 1km

7

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

251

Parks (1km)

42

Restaurants (800m)

26

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 609 m
3 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

414m

Post office

Nearby shops

Gardens Food & Wine112 m
Docklands Food & Wines340 m
Island Newsagent & Off Licence363 m
mini C530 m

Nearby cafes

Cafe No. 92130 m
Rotunda Cafe206 m
I'm Hungry406 m
Rupert & Teddy Artisan Deli517 m

Nearby restaurants

The Old Fire Station107 m
Kinkao Thai Restaurant171 m
Mix N Grill345 m
The Bhaji353 m

Nearby pubs

Lord Nelson81 m
The Ferry House129 m
The Ship411 m
The Waterman's Arms449 m

Nearby gyms

The Boat House147 m
North Greenwich Bowls Club194 m
George Green's Sports Centre348 m
The Gym Group670 m

Nearby pharmacies

Cubitt Town Pharmacy351 m
Britannia Pharmacy756 m
Docklands Pharmacy765 m
Rose Pharmacy945 m

Nearby health

Greenwich Dental Health573 m
The Carnaby Laser Clinic717 m
The Dental Suite @ Docklands771 m
Island Health889 m
Food hygiene (5-star)77% of 167

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

AND1 RAIL LIMITED
AVZ LIMITED
AVZ MAKAVELI LIMITED
BRANDGAMA LTD
FRIENDLY PRICE LTD

+6 more

Investment

Investment grade, yield and market outlook

55

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 score29/100
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

71.3

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,196m
Crossrail 2 route7,899m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,251 nationally

2,077

Est. population

7,425/km²

61%

Employed

46%

Degree educated

£45,100

Median income

6.1%

Claimant rate

Inner cityHigh densityMixed

34

Community stability

Age profile

22%
31%
25%
Under 1822%
18–3431%
35–4925%
50–6413%
65+9%

Tenure

17%
34%
36%
Own outright11%
Own (mortgage)17%
Private rent34%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

32%
23%
30%
White British32%
White Other23%
Asian30%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household55%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent36%
Private rent34%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
58
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)
2
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
Capstan House, 19 & 21, Capstan House, 19 & 21, Glengarnock Avenue, Stebondale Street and Manchester Road, E1488 homes
completed
Millwall Fire Station, 461, Millwall Fire Station, 461, WESTFERRY ROAD, E14 3AN36 homes
completed
Millwall Fire Station, 461, Millwall Fire Station, 461, WESTFERRY ROAD, E14 3AN33 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 3BE

Full postcodeE14 3BE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.487283
Longitude-0.011963
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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