Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49340, -0.00595

E14 3GG— Blackwall & Cubitt Town, Tower Hamlets

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

The family fortress

 

Schools 80%Safety 78/100Transport 45/100Yield 5.01%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
78
Schools
90
Transport
45
Environment
81
Investment
52

The bottom line

E14 3GG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £455,000 median — a strong choice for Families.

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Location

E14 3GG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-12.5% vs London avg
vs London income+7.4% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for E14 3GG

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E14 3GG 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 · 7 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 · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.1 incidents per 1,000 residents

Better than 68% of London
↑ Rising 234.8%

from a low base — still below London average

-55% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour26%
Other23%
Vehicle crime6%
Drug offences4%
Theft3%
Burglary1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.0km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£455,000

Median sale price

12% below London median

£455,000 is 12% below the London median (£520,000)

-21.5%

This year

Flat

Dominant type

Price history

5-year change
+7.9%
Sales (24 months)5
New build0.0%
Avg flat£455,000
Price per m²£5,759/m²
Price per ft²£535/ft²
Avg floor area80.1 m²

EPC breakdown

B
6%
C
67%
D
1%

Based on 74 properties · Confidence: high

Street mix

Terraced 6%Detached 1%Flat 94%

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

Stamp duty

Standard buyer£10,250
First-time buyerFTB
£1,500
Additional propertyBTL/2nd
£23,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.1×

Price-to-income

£2,276/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£200,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+3.8%

Total change

+175%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.2%

per year

Acceleration

-11.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 170 sales

Property Type Mix

Total: 170 sales

Detached0.6%
Terraced5.9%
Flat/maisonette93.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£133k£179k+34.8%26.3
Post-dot-com plateau2001–2004£223k£234k+4.9%7.5
Pre-crash peak2005–2007£240k£270k+12.5%6.3
GFC & correction2008–2012£257k£335k+30.6%3.4
Help-to-Buy recovery2013–2016£350k£518k+47.9%2.2
Brexit uncertainty2017–2018£465k£444k-4.6%2
Pandemic surge2020–2021£495k£422k-14.8%1.5
Rate-rise correction2022–2023£460k£500k+8.7%2
Current market2024–2025£458k£365k-20.2%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
4.9%
District
5.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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 GardensDLR line
8 min walk
Maze Hill

Nearby stations

Crossharbour DLR StationDLR
8 min walk
Mudchute DLR StationDLR
9 min walk
Island Gardens DLR StationDLR
9 min walk
South Quay DLR StationDLR
13 min walk
North Greenwich Underground StationJubilee
13 min walk
No bus stops within 400m

38

Walkability score

125

Footpaths (500m)

8

Santander docks (800m)

0.1 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

3

Car parks (800m)

3

EV chargers (800m)

Nearest car park424m
Santander docks (800m)8
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
655m

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: 9.0 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: 5.0 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 — 3.4 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

7 min walk

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.4 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

124

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Waterman's Arms (531 m)

Nearest supermarketCo-op Food · 888 m
5 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

464m

Post office

Nearby shops

Nisa Local416 m
Asda491 m
Asda Bakery516 m
Island Newsagent & Off Licence520 m

Nearby cafes

Ruby Red Tea Caddy205 m
Café Forever373 m
Asda Café463 m
I'm Hungry474 m

Nearby restaurants

Memsaheb247 m
Mudchute Kitchen319 m
New Kwun Wah479 m
Sushi Daily490 m

Nearby pubs

The Waterman's Arms531 m
The George612 m
Enderby House687 m
Lord Nelson835 m

Nearby gyms

George Green's Sports Centre584 m
Powerleague655 m
North Greenwich Bowls Club704 m
Greenwich Peninsula Golf Range705 m

Nearby pharmacies

Britannia Pharmacy450 m
Cubitt Town Pharmacy528 m
Allen's Pharmacy641 m

Nearby health

Altmore Dental Practice246 m
Island Health557 m
Damira Dental Studios564 m
InnovaDent Dental Clinic739 m
Food hygiene (5-star)63% of 27

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

I.T. ON CALL LIMITED
NAVIGATOR CONSULTING LIMITED
NYUSZORGO LTD
SOUTH CITY DESIGNS (UK) LTD
TECHNIQUEUE 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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score20/100
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

66.8

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,994m
Crossrail 2 route7,611m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,837 nationally

1,788

Est. population

26,511/km²

67%

Employed

55%

Degree educated

£45,100

Median income

7.0%

Claimant rate

SuburbanVery high densityRenters

32

Community stability

Age profile

23%
30%
30%
Under 1823%
18–3430%
35–4930%
50–6410%
65+7%

Tenure

22%
42%
27%
Own outright9%
Own (mortgage)22%
Private rent42%
Social rent27%
Shared ownership2%
Rent free0%

Ethnicity

28%
22%
35%
White British28%
White Other22%
Asian35%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household54%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent42%
Social rent27%

vs. London

Income vs London+7.4%
Price vs London-12.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
20
Largest scheme
399 homes · Land at, Land at, New Union Close, Stewart Street, E14
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, New Union Close, Stewart Street, E14399 homes
completed
MILLWALL WHARF, MILLWALL WHARF, MANCHESTER ROAD, E14196 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
BRISTOW CAIRNS TRIANGLE, BRISTOW CAIRNS TRIANGLE, GLENGALL GROVE, E1453 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£455,000)

£10,250

Standard buyer

£1,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E14 3GG

Full postcodeE14 3GG
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.493403
Longitude-0.005948
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