Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.49166, -0.00798

E14 3HT— Island Gardens, Tower Hamlets

Location and area intelligence for E14 3HT, Island Gardens, Tower Hamlets

The family fortress

 

Schools 80%Safety 78/100Transport 48/100Yield 4.89%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
78
Schools
90
Transport
48
Environment
82
Investment
65

The bottom line

E14 3HT 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 3HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E14 3HT

🛡️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 3HT 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 · 3 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 13 min walk

6 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: Greenwich Fire Station · 2.0km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area79 m²

EPC breakdown

C
11%
D
12%
F
2%

Based on 25 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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£197,500
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1997–2018 · CAGR

+8.6%

Total change

+469%

Market Activity

Price Velocity & Acceleration

Current Velocity

+98.4%

per year

Acceleration

+109.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£100k+53.8%1
Post-dot-com plateau2001–2001£115k£115k+0%1
Pre-crash peak2005–2007£175k£210k+20%1
Help-to-Buy recovery2013–2013£187k£187k+0%1
Brexit uncertainty2018–2018£370k£370k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
5.2 min walk
Maze Hill

Nearby stations

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

41

Walkability score

149

Footpaths (500m)

9

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

2

Car parks (800m)

5

EV chargers (800m)

Nearest car park395m
Santander docks (800m)9
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
613m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

5

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

166

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Waterman's Arms (368 m)

Nearest supermarketCo-op Food · 873 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)

275m

Post office

Nearby shops

Island Newsagent & Off Licence320 m
Docklands Food & Wines328 m
Asda Bakery430 m
Asda436 m

Nearby cafes

Ruby Red Tea Caddy98 m
I'm Hungry283 m
Asda Café405 m
Café Forever417 m

Nearby restaurants

Mudchute Kitchen109 m
New Kwun Wah288 m
Mix N Grill326 m
Sushi Daily421 m

Nearby pubs

The Waterman's Arms368 m
Lord Nelson595 m
The George634 m
The Ferry House683 m

Nearby gyms

George Green's Sports Centre388 m
North Greenwich Bowls Club467 m
The Boat House567 m
Powerleague612 m

Nearby pharmacies

Cubitt Town Pharmacy324 m
Britannia Pharmacy405 m
Allen's Pharmacy766 m

Nearby health

Altmore Dental Practice405 m
Island Health548 m
Damira Dental Studios555 m
InnovaDent Dental Clinic811 m
Food hygiene (5-star)57% of 35

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

MASNUNIA PILGRIMS SERVICES LTD
URBAN PHYSIQUE TRANSFORMATION LTD

Investment

Investment grade, yield and market outlook

65

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

48.7

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,756m
Crossrail 2 route7,675m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
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)
20
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
BRISTOW CAIRNS TRIANGLE, BRISTOW CAIRNS TRIANGLE, GLENGALL GROVE, E1453 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.3%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Peter GoldsConservative
Mufeedah BustinLabour

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Key facts for E14 3HT

Full postcodeE14 3HT
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.491657
Longitude-0.007984
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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