Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49425, -0.00787

E14 3HW— Blackwall & Cubitt Town, Tower Hamlets

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

 

Schools 80%Safety 62/100Transport 48/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
62
Schools
48
Transport
48
Environment
81
Investment
52

The bottom line

E14 3HW offers exceptional schools (80% Good/Outstanding), 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 3HW 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 3HW meets your needs.

Location

E14 3HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+127.0% vs London avg

Deep-dive guides for E14 3HW

🛡️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 3HW with:

Postcode Personality

🎓 School Smart🌿 Green Lung
Share:WhatsAppShare on X

How E14 3HW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · Inspected Feb 2025 · 2 min walk

KS2: 104.7

—

Secondary

George Green's School

Not yet inspected · 9 min walk

P8: +0.09A8: 46.8

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 15 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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.9km

Crime is +127% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,488/m²
Price per ft²£510/ft²
Avg floor area130.2 m²

EPC breakdown

B
1%
C
29%
D
4%

Based on 34 properties · Confidence: high

Street mix

Semi 2%Terraced 92%Flat 4%Other 2%

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£325,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

1995–2026 · CAGR

+7.4%

Total change

+810%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.7%

per year

Acceleration

+36.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached2.2%
Terraced93.5%
Flat/maisonette4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£228k+172.5%1.8
Post-dot-com plateau2001–2004£248k£350k+41.4%4.2
Pre-crash peak2005–2007£264k£425k+61.1%2.5
GFC & correction2010–2012£405k£385k-4.9%2
Help-to-Buy recovery2013–2016£473k£721k+52.6%1.5
Brexit uncertainty2018–2018£678k£678k+0%2
Rate-rise correction2022–2022£665k£665k+0%1
Current market2025–2026£600k£760k+26.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
8.8%
District
7.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
5.7 min walk
Maze Hill

Nearby stations

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

43

Walkability score

173

Footpaths (500m)

10

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)

3

EV chargers (800m)

Nearest car park280m
Santander docks (800m)10
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
504m
🅿️
Lawn House Close Car Park· yes
693m

Connectivity

Broadband and mobile coverage

100%

Full fibre

67%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed367 Mbps
Median download375 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: 4.8 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 43%
More green space than 94% 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

ROSERTON STREET SURGERY

THE ISLAND MEDICAL CENTRE, ROSERTON STREET, E14 3PG

6 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.6 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

132

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George (450 m)

Nearest supermarketYOHOME · 796 m
5 tennis courts2 swimming pools5 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)

489m

Post office

Nearby shops

Nisa Local273 m
Asda353 m
Asda Bakery390 m
Manani Brothers477 m

Nearby cafes

Ruby Red Tea Caddy201 m
Café Forever211 m
Asda Café328 m
I'm Hungry566 m

Nearby restaurants

Memsaheb164 m
Mudchute Kitchen314 m
Sushi Daily357 m
Papa John's524 m

Nearby pubs

The George450 m
The Waterman's Arms640 m
Pepper Street Tavern723 m
The Gun843 m

Nearby gyms

Powerleague504 m
Baltimore Wharf Swimming Pool637 m
Nuffield Health Fitness & Wellbeing640 m
George Green's Sports Centre673 m

Nearby pharmacies

Britannia Pharmacy311 m
Allen's Pharmacy496 m
Cubitt Town Pharmacy611 m

Nearby health

Altmore Dental Practice117 m
Island Health400 m
Damira Dental Studios407 m
InnovaDent Dental Clinic579 m
Food hygiene (5-star)62% of 47

Business

Local businesses registered here

Active businesses
3
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

EKDANT PROPERTY MANAGEMENT LIMITED
MUREE FOOD STORES LIMITED
SHIHEJI LIMITED

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

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

17/100

Velocity score

Future outlook

39.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,012m
Crossrail 2 route7,454m

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)
8
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
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
VACANT LAND & GARAGES, VACANT LAND & GARAGES, PIER STREET, E1417 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 3HW? 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 3HW.
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 3HW

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

No spam. Unsubscribe anytime.

Key facts for E14 3HW

Full postcodeE14 3HW
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.494245
Longitude-0.007871
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