Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48870, -0.00687

E14 3BL— Island Gardens, Tower Hamlets

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

 

Schools 71%Safety 74/100Transport 51/100Yield 4.89%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
74
Schools
90
Transport
51
Environment
81
Investment
65

The bottom line

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

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E14 3BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E14 3BL

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

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Postcode Personality

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How E14 3BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Luke's Church of England Primary School

Good · Inspected Nov 2023 · 3 min walk

KS2: 110.3

—

Secondary

George Green's School

Not yet inspected · 1 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

Robert Owen Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.5 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 348.3%

-30% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences24%
Other22%
Drug offences12%
Vehicle crime4%
Burglary3%
Theft1%
Robbery1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

88

Road safety score

4

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.7km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area49.9 m²

EPC breakdown

B
1%
C
11%

Based on 12 properties · Confidence: medium

Street mix

Flat 100%

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£124,750
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)
Roof(another dwelling above)
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

1996–2022 · CAGR

+6.5%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.3%

per year

Acceleration

-6.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£92k+53%6.5
Pre-crash peak2005–2007£172k£212k+23.3%1.7
Help-to-Buy recovery2014–2014£260k£260k+0%2
Brexit uncertainty2017–2017£395k£395k+0%2
Pandemic surge2020–2020£360k£360k+0%1
Rate-rise correction2022–2022£305k£305k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
9.4%
District
8.1%

CAGR over 21yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Island Gardens DLR StationDLR line
3 min walk
Maze Hill

Nearby stations

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

45

Walkability score

112

Footpaths (500m)

7

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge29 min ↓
Victoria50 min ↑
Waterloo43 min ↑
Canary Wharf ★26 min
City41 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

4

Car parks (800m)

11

EV chargers (800m)

Nearest car park662m
Santander docks (800m)7
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Park Row Car Park· yes
662m
🅿️
Greenwich Park Street Car Park· yes
725m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 9.0 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: 5.1 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 67%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.4 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

1 min walk

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

433

Parks (1km)

9

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 679 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

65m

Post office

Nearby shops

Island Newsagent & Off Licence35 m
Docklands Food & Wines53 m
Gardens Food & Wine278 m
M&S Food680 m

Nearby cafes

I'm Hungry55 m
Rotunda Cafe247 m
Cafe No. 92260 m
Ruby Red Tea Caddy435 m

Nearby restaurants

Mix N Grill48 m
New Kwun Wah50 m
Mudchute Kitchen375 m
The Old Fire Station485 m

Nearby pubs

The Waterman's Arms70 m
Lord Nelson458 m
The Yacht493 m
The Trafalgar Tavern493 m

Nearby gyms

George Green's Sports Centre58 m
The Boat House311 m
North Greenwich Bowls Club429 m
One One One Pilates774 m

Nearby pharmacies

Cubitt Town Pharmacy44 m
Britannia Pharmacy709 m
Allen's Pharmacy1.1 km

Nearby health

Altmore Dental Practice737 m
Dent Royal757 m
Island Health857 m
Damira Dental Studios864 m
Food hygiene (5-star)72% of 46

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BARON'S LODGE MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

65

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

56.4

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,504m
Crossrail 2 route7,983m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,216 nationally

1,927

Est. population

11,666/km²

66%

Employed

57%

Degree educated

£45,100

Median income

4.2%

Claimant rate

SuburbanHigh densityRenters

34

Community stability

Age profile

19%
34%
24%
15%
Under 1819%
18–3434%
35–4924%
50–6415%
65+8%

Tenure

14%
22%
41%
22%
Own outright14%
Own (mortgage)22%
Private rent41%
Social rent22%
Shared ownership2%

Ethnicity

36%
22%
27%
White British36%
White Other22%
Asian27%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household53%
Unemployed8%
No qualifications13%

Housing tenure (Census 2021)

Private rent41%
Social rent22%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
61
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)
9
Largest scheme
196 homes · MILLWALL WHARF, MILLWALL WHARF, MANCHESTER ROAD, E14
Pipeline pressure
NONE

Named schemes (500m)

Capstan House, 19 & 21, Capstan House, 19 & 21, Glengarnock Avenue, Stebondale Street and Manchester Road, E1488 homes
completed
CUMBERLAND MILLS, CUMBERLAND MILLS, SAUNDERS NESS ROAD, E1488 homes
completed
Betty May Gray House Estate and St Johns House, Betty May Gray House Estate and St Johns House, Pier Street, Manchester Road, E1468 homes
completed
CUBITT TOWN WHARF, CUBITT TOWN WHARF, SAUNDERS NESS ROAD, E1447 homes
completed
Saunders Ness Road, E14 3EA25 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 3BL

Full postcodeE14 3BL
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.488698
Longitude-0.006874
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