Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49119, -0.00545

E14 3DE— Blackwall & Cubitt Town, Tower Hamlets

Location and area intelligence for E14 3DE, Blackwall & Cubitt Town, Tower Hamlets

 

Schools 80%Safety 74/100Transport 48/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
74
Schools
90
Transport
48
Environment
81
Investment
51

The bottom line

E14 3DE 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 3DE

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 3DE

🛡️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 3DE 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 · 1 min walk

KS2: 103.7

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 11 min walk

7 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

89

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

HIGH pedestrian risk5 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 2.0km

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£8,750/m²
Price per ft²£813/ft²
Avg floor area54.5 m²

EPC breakdown

C
19%
D
12%

Based on 31 properties · Confidence: high

Street mix

Semi 1%Terraced 95%Detached 3%Flat 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£136,250
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)
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

1995–2026 · CAGR

+6.7%

Total change

+656%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.4%

per year

Acceleration

+7.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 76 sales

Property Type Mix

Total: 76 sales

Detached2.6%
Semi-detached1.3%
Terraced94.7%
Flat/maisonette1.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£139k+120.6%3.7
Post-dot-com plateau2001–2004£152k£200k+32%3.8
Pre-crash peak2005–2007£215k£250k+16.3%4.3
GFC & correction2008–2011£300k£293k-2.5%2.7
Help-to-Buy recovery2013–2016£425k£419k-1.4%2.3
Brexit uncertainty2017–2019£458k£435k-4.9%1.3
Pandemic surge2021–2021£499k£499k+0%3
Rate-rise correction2022–2023£460k£700k+52.2%1
Current market2024–2026£550k£476k-13.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8.3%
District
8.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

41

Walkability score

126

Footpaths (500m)

7

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

Canary Wharf ★25 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

2

Car parks (800m)

8

EV chargers (800m)

Nearest car park561m
Santander docks (800m)7
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
787m

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 waterMEDIUM
Medium
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: 5.1 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 70%
More green space than 94% 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

4 min walk

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

256

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 698 m
6 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

0

Libraries (1km)

0

Cinemas (2km)

236m

Post office

Nearby shops

Island Newsagent & Off Licence296 m
Docklands Food & Wines314 m
Gardens Food & Wine534 m
Asda Bakery610 m

Nearby cafes

I'm Hungry246 m
Ruby Red Tea Caddy255 m
Cafe No. 92518 m
Rotunda Cafe535 m

Nearby restaurants

New Kwun Wah252 m
Mudchute Kitchen289 m
Mix N Grill310 m
Memsaheb495 m

Nearby pubs

The Waterman's Arms287 m
Enderby House584 m
The Cutty Sark640 m
Lord Nelson681 m

Nearby gyms

George Green's Sports Centre353 m
North Greenwich Bowls Club586 m
The Boat House590 m
Powerleague787 m

Nearby pharmacies

Cubitt Town Pharmacy306 m
Britannia Pharmacy576 m
Allen's Pharmacy875 m

Nearby health

Altmore Dental Practice484 m
Island Health712 m
Damira Dental Studios720 m
Dent Royal911 m
Food hygiene (5-star)70% of 27

Business

Local businesses registered here

Active businesses
5
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

E14 MAINTENANCE&HEATING LTD
GG-709-093 LIMITED
GOLDEN DREAMS EDUCATION LTD
LEELEEPAD LTD
MANTANG PROPERTY LTD

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 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

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.1

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,795m
Crossrail 2 route7,824m

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
No
Article 4 area
No
Listed buildings (800m)
28
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
399 homes · Land at, Land at, New Union Close, Stewart Street, E14
Pipeline pressure
NONE

Named schemes (500m)

MILLWALL WHARF, MILLWALL WHARF, MANCHESTER ROAD, E14196 homes
completed
CUMBERLAND MILLS, CUMBERLAND MILLS, SAUNDERS NESS ROAD, E1488 homes
completed
Capstan House, 19 & 21, Capstan House, 19 & 21, Glengarnock Avenue, Stebondale Street and Manchester 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

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
10.9%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Abdul MalikAspire
Ahmodur Rahman KhanAspire
Bellal UddinAspire

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Key facts for E14 3DE

Full postcodeE14 3DE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.491192
Longitude-0.005454
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