Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48769, -0.00601

E14 3BY— Island Gardens, Tower Hamlets

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

 

Schools 67%Safety 74/100Transport 50/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
74
Schools
90
Transport
50
Environment
81
Investment
51

The bottom line

E14 3BY 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: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E14 3BY

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 3BY

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

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How E14 3BY 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 · 4 min walk

KS2: 103.7

—

Secondary

George Green's School

Not yet inspected · 2 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

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

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 · 1.6km

Crime is +4% above 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£7,289/m²
Price per ft²£677/ft²
Avg floor area64.9 m²

EPC breakdown

C
15%
D
13%
E
14%
F
2%

Based on 44 properties · Confidence: high

Street mix

Detached 1%Flat 97%Other 1%

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£162,250
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)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2024 · CAGR

+6%

Total change

+449%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.4%

per year

Acceleration

+51.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 71 sales

Property Type Mix

Total: 71 sales

Detached1.4%
Flat/maisonette98.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£185k+117.6%2.8
Post-dot-com plateau2001–2004£249k£270k+8.4%4.5
Pre-crash peak2005–2007£265k£325k+22.5%3.3
GFC & correction2010–2012£193k£325k+68.6%2.3
Help-to-Buy recovery2013–2015£307k£400k+30.5%2.3
Brexit uncertainty2018–2019£168k£463k+174.9%1
Pandemic surge2020–2021£467k£465k-0.4%2
Rate-rise correction2022–2023£480k£366k-23.7%2.5
Current market2024–2024£467k£467k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
5.4%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
3.4 min walk
Maze Hill

Nearby stations

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

49

Walkability score

137

Footpaths (500m)

6

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

5

Car parks (800m)

12

EV chargers (800m)

Nearest car park535m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Park Row Car Park· yes
535m
🅿️
Greenwich Park Street Car Park· yes
602m

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: 12.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 13%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 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

2 min walk

3

GPs within 1km

3

Dentists within 1km

Nearest hospitalBlackheath Hospital · 2.8 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

565

Parks (1km)

13

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 606 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

187m

Post office

Nearby shops

Island Newsagent & Off Licence155 m
Docklands Food & Wines160 m
Gardens Food & Wine305 m
M&S Food556 m

Nearby cafes

I'm Hungry179 m
Rotunda Cafe227 m
Cafe No. 92288 m
University Café484 m

Nearby restaurants

Mix N Grill159 m
New Kwun Wah175 m
Midpoint Restaurant400 m
The Ship487 m

Nearby pubs

The Waterman's Arms104 m
The Yacht366 m
The Trafalgar Tavern367 m
The Cutty Sark415 m

Nearby gyms

George Green's Sports Centre99 m
The Boat House300 m
North Greenwich Bowls Club506 m
One One One Pilates660 m

Nearby pharmacies

Cubitt Town Pharmacy157 m
Britannia Pharmacy835 m

Nearby health

Dent Royal639 m
Woodland Surgery799 m
Greenwich Dental Health852 m
Altmore Dental Practice854 m
Food hygiene (5-star)78% of 116

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CHEF COSTY LTD
EKMAN LIMITED
ESAS TRADE LTD
STRANGER THAN PARADISE RECORDS LIMITED

Investment

Investment grade, yield and market outlook

51

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 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

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

67.1

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,435m
Crossrail 2 route8,109m

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)
78
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)
10
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
CUBITT TOWN WHARF, CUBITT TOWN WHARF, SAUNDERS NESS ROAD, E1447 homes
completed
Saunders Ness Road, E14 3EA25 homes
completed
146, 148, 150, 146, 148, 150, MANCHESTER ROAD, E1413 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 3BY

Full postcodeE14 3BY
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.487694
Longitude-0.006010
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
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Mail
Food Standards
Agency
Ofcom
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Office
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