Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49593, -0.00990

E14 3HJ— Blackwall & Cubitt Town, Tower Hamlets

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

 

Schools 75%Safety 62/100Transport 50/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
62
Schools
61
Transport
50
Environment
81
Investment
50

The bottom line

E14 3HJ offers fast broadband and a green environment — a strong choice for Most buyers.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E14 3HJ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E14 3HJ meets your needs.

Location

E14 3HJ

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 3HJ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E14 3HJ with:

Postcode Personality

🎓 Good Schools🌿 Green Lung🍕 Buzzing
Share:WhatsAppShare on X

How E14 3HJ 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 · 5 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 · 18 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.7km

Crime is +127% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,353/m²
Price per ft²£404/ft²
Avg floor area80.2 m²

EPC breakdown

C
11%
D
6%

Based on 17 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£200,500
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.5%

Total change

+367%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.1%

per year

Acceleration

-55.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£100k+65.8%1.3
Post-dot-com plateau2002–2004£145k£190k+31%1
Pre-crash peak2006–2006£218k£218k+0%1
Help-to-Buy recovery2013–2013£226k£226k+0%1
Brexit uncertainty2017–2017£376k£376k+0%1
Pandemic surge2021–2021£410k£410k+0%1
Current market2024–2026£350k£280k-20%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Crossharbour DLR StationDLR line
3.8 min walk
Greenwich

Nearby stations

Crossharbour DLR StationDLR
4 min walk
South Quay DLR StationDLR
8 min walk
Mudchute DLR StationDLR
8 min walk
Island Gardens DLR StationDLR
11 min walk
Canary Wharf Underground StationJubilee
13 min walk
No bus stops within 400m

51

Walkability score

224

Footpaths (500m)

13

Santander docks (800m)

0.0 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 park234m
Santander docks (800m)13
Nearest cycle dock0.0 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
371m
🅿️
Lawn House Close Car Park· yes
477m

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
NoiseMEDIUM
road
MODERATE
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: 70%
More green space than 93% of London

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

4 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

33

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

16

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The George (256 m)

Nearest supermarketYOHOME · 584 m
5 tennis courts2 swimming pools3 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)

2

Cinemas (2km)

264m

Post office

Nearby shops

Nisa Local88 m
Manani Brothers249 m
Docklands Halal Grocers256 m
Island Wines290 m

Nearby cafes

Café Forever114 m
Asda Café292 m
St Georges of Mayfair391 m
Ruby Red Tea Caddy396 m

Nearby restaurants

Memsaheb218 m
Sushi Daily316 m
Destiny325 m
Papa John's334 m

Nearby pubs

The George256 m
Pepper Street Tavern551 m
The Gun673 m
The Boathouse712 m

Nearby gyms

Powerleague372 m
Baltimore Wharf Swimming Pool433 m
Nuffield Health Fitness & Wellbeing436 m
MoreYoga712 m

Nearby pharmacies

Britannia Pharmacy267 m
Allen's Pharmacy273 m
Cubitt Town Pharmacy814 m
Boots949 m

Nearby health

Altmore Dental Practice163 m
Island Health256 m
Damira Dental Studios259 m
InnovaDent Dental Clinic346 m
Food hygiene (5-star)58% of 84

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

E

High street health

Investment

Investment grade, yield and market outlook

50

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,108m
Crossrail 2 route7,220m

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)
5
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
3, 3, Limeharbour, E14 9TQ212 homes
completed
7, 7, Limeharbour, London, E14 9NQ134 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

Live in E14 3HJ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E14 3HJ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

Similar postcodes

Frequently asked questions

📍 Track E14 3HJ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E14 3HJ

Full postcodeE14 3HJ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.495925
Longitude-0.009901
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