Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49600, -0.00873

E14 3HB— Blackwall & Cubitt Town, Tower Hamlets

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

 

Schools 75%Safety 62/100Transport 49/100Yield 4.89%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
62
Schools
61
Transport
49
Environment
81
Investment
62

The bottom line

E14 3HB offers a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E14 3HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+127.0% vs London avg

Deep-dive guides for E14 3HB

🛡️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 3HB 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 · 2 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 6 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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

147.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 460.5%

+53% vs borough

Crime by type

Other34%
Violence & sexual offences29%
Anti-social behaviour14%
Vehicle crime11%
Drug offences5%
Burglary4%
Theft2%
Robbery1%

Stop & search

9.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.7km

Crime is +127% above London average

Property

Prices, sales volume and market trends

Avg floor area83.4 m²

EPC breakdown

C
23%
D
14%
E
1%

Based on 38 properties · Confidence: high

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£208,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, 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

2000–2019 · CAGR

+8.7%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-8.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£81k£81k+0%1
Post-dot-com plateau2002–2004£160k£167k+4.4%1
Pre-crash peak2005–2007£190k£253k+32.9%2
GFC & correction2011–2012£245k£225k-8.2%1
Help-to-Buy recovery2015–2016£309k£370k+19.7%1.5
Brexit uncertainty2017–2019£399k£395k-0.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
5.5%
District
5.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

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
4.8 min walk
Maze Hill

Nearby stations

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

48

Walkability score

182

Footpaths (500m)

12

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park295m
Santander docks (800m)12
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
451m
🅿️
Lawn House Close Car Park· yes
489m

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 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: 4.7 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 34%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.6 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

4 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.8 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

136

Parks (1km)

27

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The George (337 m)

Nearest supermarketYOHOME · 656 m
5 tennis courts2 swimming pools4 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)

289m

Post office

Nearby shops

Nisa Local69 m
Manani Brothers279 m
Docklands Halal Grocers284 m
Island Wines306 m

Nearby cafes

Café Forever172 m
Asda Café354 m
Ruby Red Tea Caddy392 m
La Nina Caffe & Mercato463 m

Nearby restaurants

Memsaheb142 m
Sushi Daily381 m
Destiny387 m
Mii Kitchen Indian and Japanese405 m

Nearby pubs

The George337 m
Pepper Street Tavern632 m
The Gun652 m
The Boathouse743 m

Nearby gyms

Powerleague453 m
Baltimore Wharf Swimming Pool509 m
Nuffield Health Fitness & Wellbeing512 m
Greenwich Peninsula Golf Range656 m

Nearby pharmacies

Allen's Pharmacy295 m
Britannia Pharmacy329 m
Cubitt Town Pharmacy810 m

Nearby health

Altmore Dental Practice102 m
Island Health337 m
Damira Dental Studios340 m
InnovaDent Dental Clinic404 m
Food hygiene (5-star)54% of 70

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

AA URBAN RISE CIC
AYH IT SOLLUTIONS LTD
CAPITALFIXERS LTD
EVA SOLUTIONS LIMITED
MELORIUM PROPERTIES LTD

+8 more

Investment

Investment grade, yield and market outlook

62

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

40.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,154m
Crossrail 2 route7,266m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,908 nationally

1,446

Est. population

10,619/km²

56%

Employed

44%

Degree educated

10.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

24%
31%
25%
Under 1824%
18–3431%
35–4925%
50–6411%
65+9%

Tenure

14%
33%
39%
Own outright11%
Own (mortgage)14%
Private rent33%
Social rent39%
Shared ownership2%

Ethnicity

26%
21%
39%
White British26%
White Other21%
Asian39%
Black6%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine18%
No car household57%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent39%
Private rent33%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)

Land at, Land at, New Union Close, Stewart Street, E14399 homes
completed
MILLWALL WHARF, MILLWALL WHARF, MANCHESTER ROAD, E14196 homes
completed
SW INDIA DOCK ENTRANCE SITE, SW INDIA DOCK ENTRANCE SITE, MANCHESTER ROAD, E1499 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
LAND ADJOINING PUMPING STATION, LAND ADJOINING PUMPING STATION, STEWART STREET, E1467 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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 3HB

Full postcodeE14 3HB
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.495996
Longitude-0.008731
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