Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49443, -0.00733

E14 3JA— Blackwall & Cubitt Town, Tower Hamlets

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

The family fortress

 

Schools 75%Safety 78/100Transport 44/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
78
Schools
45
Transport
44
Environment
81
Investment
52

The bottom line

E14 3JA offers low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E14 3JA 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 3JA meets your needs.

Location

E14 3JA

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 3JA

🛡️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 3JA with:

Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E14 3JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

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

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 · 15 min walk

5 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)

1

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.9km

Crime is 34% below 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£7,420/m²
Price per ft²£689/ft²
Avg floor area96.3 m²

EPC breakdown

B
1%
C
13%
D
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 20%Terraced 80%

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£240,750
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)
RoofRoof room(s), insulated (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

1998–2025 · CAGR

+5.8%

Total change

+361%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.3%

per year

Acceleration

+41.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached20.8%
Terraced79.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£151k£187k+23.6%2.3
Post-dot-com plateau2001–2004£171k£265k+55.4%1.3
Pre-crash peak2005–2007£272k£352k+29.4%1.3
GFC & correction2010–2012£385k£425k+10.4%1.5
Help-to-Buy recovery2015–2015£725k£725k+0%1
Pandemic surge2021–2021£575k£575k+0%3
Current market2025–2025£698k£698k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
6%
District
6.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Island GardensDLR line
8.9 min walk
Maze Hill

Nearby stations

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

40

Walkability score

149

Footpaths (500m)

8

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 park319m
Santander docks (800m)8
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
538m
🅿️
Lawn House Close Car Park· yes
686m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 22%
More green space than 93% 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

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.6 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

139

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George (474 m)

Nearest supermarketYOHOME · 818 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)

574m

Post office

Nearby shops

Nisa Local268 m
Asda392 m
Asda Bakery431 m
Manani Brothers478 m

Nearby cafes

Ruby Red Tea Caddy232 m
Café Forever240 m
Asda Café369 m
I'm Hungry584 m

Nearby restaurants

Memsaheb130 m
Mudchute Kitchen349 m
Sushi Daily397 m
Papa John's550 m

Nearby pubs

The George474 m
The Waterman's Arms654 m
Pepper Street Tavern753 m
The Gun822 m

Nearby gyms

Powerleague538 m
Baltimore Wharf Swimming Pool661 m
Nuffield Health Fitness & Wellbeing664 m
Greenwich Peninsula Golf Range678 m

Nearby pharmacies

Britannia Pharmacy350 m
Allen's Pharmacy494 m
Cubitt Town Pharmacy631 m

Nearby health

Altmore Dental Practice101 m
Island Health432 m
Damira Dental Studios438 m
InnovaDent Dental Clinic590 m
Food hygiene (5-star)64% of 42

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

FIVERR LTD
FULL THROTTLE ENGINEERING LIMITED
INTEGRA MEDICAL LTD
IPI CONSTRUCTION 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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.5

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,049m
Crossrail 2 route7,461m

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)
8
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 3JA? 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 3JA.
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 3JA

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

No spam. Unsubscribe anytime.

Key facts for E14 3JA

Full postcodeE14 3JA
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.494434
Longitude-0.007330
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