Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49855, -0.00907

E14 3HA— Blackwall & Cubitt Town, Tower Hamlets

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

 

Schools 75%Safety 73/100Transport 48/100Yield 4.89%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
73
Schools
61
Transport
48
Environment
72
Investment
58

The bottom line

E14 3HA offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 3HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for E14 3HA

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe🍕 Buzzing
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How E14 3HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · Inspected Feb 2025 · 5 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 8 min walk

P8: +0.31A8: 53.2

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.7 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 450.0%

-23% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime14%
Burglary7%
Drug offences6%
Theft2%
Robbery2%

Stop & search

3.7

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.4km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area62.9 m²

EPC breakdown

C
7%
D
2%
E
1%

Based on 10 properties · Confidence: medium

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£157,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2008 · CAGR

+11.6%

Total change

+116%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.4%

per year

Acceleration

+47.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£116k£145k+25%1
GFC & correction2008–2008£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Crossharbour DLR StationDLR
6 min walk
South Quay DLR StationDLR
6 min walk
Canary Wharf Underground StationJubilee
11 min walk
North Greenwich Underground StationJubilee
12 min walk
Mudchute DLR StationDLR
12 min walk
No bus stops within 400m

51

Walkability score

214

Footpaths (500m)

15

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

6

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park224m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
224m
🅿️
NCP Car Park London Docklands City Harbour· yes
573m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 55%
Above average green space

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

ROSERTON STREET SURGERY

THE ISLAND MEDICAL CENTRE, ROSERTON STREET, E14 3PG

1 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

45

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketYOHOME · 597 m
2 tennis courts2 swimming pools2 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)

2

Cinemas (2km)

131m

Post office

Nearby shops

Island Wines105 m
Tesco Express111 m
Docklands Halal Grocers141 m
Manani Brothers150 m

Nearby cafes

La Nina Caffe & Mercato250 m
Café Forever408 m
Attendant414 m
Cafe Seek420 m

Nearby restaurants

Tapaunow209 m
Capitan Veggie288 m
Mii Kitchen Indian and Japanese289 m
NK African Cuisine293 m

Nearby pubs

The Gun376 m
The George410 m
The Boathouse504 m
MM Bar (Gin & Cocktails)504 m

Nearby gyms

MoreYoga444 m
In2Sport476 m
Ultimate Performance479 m
Baltimore Wharf Swimming Pool500 m

Nearby pharmacies

Allen's Pharmacy121 m
Britannia Pharmacy547 m
Boots772 m
Cubitt Town Pharmacy1.1 km

Nearby health

InnovaDent Dental Clinic311 m
The Baltic Medical Centre352 m
Altmore Dental Practice373 m
Damira Dental Studios476 m
Food hygiene (5-star)60% of 93

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

58

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

42.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,392m
Crossrail 2 route7,034m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,919 nationally

1,620

Est. population

30,000/km²

52%

Employed

33%

Degree educated

£45,100

Median income

10.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

29%
27%
22%
15%
Under 1829%
18–3427%
35–4922%
50–6415%
65+8%

Tenure

14%
15%
67%
Own outright3%
Own (mortgage)14%
Private rent15%
Social rent67%
Shared ownership0%
Rent free1%

Ethnicity

25%
46%
White British25%
White Other10%
Asian46%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household61%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent67%
Private rent15%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
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
423 homes · Meridian Gate, Meridian Gate, Marsh Wall, E14
Pipeline pressure
NONE

Named schemes (500m)

Meridian Gate, Meridian Gate, Marsh Wall, E14423 homes
completed
Land at, Land at, New Union Close, Stewart Street, E14399 homes
completed
3, 3, Limeharbour, E14 9TQ212 homes
completed
Plot H1-H4, Plot H1-H4, Prestons Road, E14 9SF143 homes
completed
Site at Dollar Bay Court, Site at Dollar Bay Court, Lawn House Close, E14 9YJ121 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 3HA

Full postcodeE14 3HA
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.498546
Longitude-0.009066
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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