Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49624, -0.00755

E14 3JG— Blackwall & Cubitt Town, Tower Hamlets

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

 

Schools 67%Safety 73/100Transport 48/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
73
Schools
56
Transport
48
Environment
77
Investment
46

The bottom line

E14 3JG offers low crime and a green environment — a strong choice for Families.

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Location

E14 3JG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for E14 3JG

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe🍕 Buzzing
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How E14 3JG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · Inspected Feb 2025 · 3 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 7 min walk

P8: +0.31A8: 53.2

67% of local schools rated Good or Outstanding · based on 8 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

Low crime

74.7 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 450.0%

-23% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime14%
Burglary7%
Drug offences6%
Theft2%
Robbery2%

Stop & search

3.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.7km

Crime is +15% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,223/m²
Price per ft²£485/ft²
Avg floor area42.6 m²

EPC breakdown

C
21%
D
9%

Based on 30 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£106,500
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
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+3.8%

Total change

+145%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

+17.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£91k£136k+49.5%1.3
Pre-crash peak2005–2007£118k£163k+37.7%1.3
Help-to-Buy recovery2013–2016£143k£265k+86%1.5
Brexit uncertainty2018–2019£265k£275k+3.8%1
Pandemic surge2020–2020£225k£225k+0%1
Current market2025–2025£223k£223k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.6% alpha

Flat/maisonette-2.6% α
Local
0.5%
District
3.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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
5.8 min walk
Maze Hill

Nearby stations

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

43

Walkability score

151

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

5

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park375m
Santander docks (800m)9
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
497m
🅿️
NCP Car Park London Docklands City Harbour· yes
537m

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
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 AONB31% green spaceTree canopy: 10%
More green space than 86% 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

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 · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

151

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George (418 m)

Nearest supermarketYOHOME · 726 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)

1

Cinemas (2km)

319m

Post office

Nearby shops

Nisa Local117 m
Manani Brothers316 m
Docklands Halal Grocers318 m
Island Wines327 m

Nearby cafes

Café Forever255 m
Ruby Red Tea Caddy423 m
Asda Café434 m
La Nina Caffe & Mercato492 m

Nearby restaurants

Memsaheb91 m
Destiny448 m
Tapaunow454 m
Mii Kitchen Indian and Japanese457 m

Nearby pubs

The George418 m
The Gun621 m
Pepper Street Tavern713 m
The Boathouse767 m

Nearby gyms

Powerleague539 m
Greenwich Peninsula Golf Range571 m
Baltimore Wharf Swimming Pool584 m
Nuffield Health Fitness & Wellbeing587 m

Nearby pharmacies

Allen's Pharmacy322 m
Britannia Pharmacy410 m
Cubitt Town Pharmacy832 m

Nearby health

Altmore Dental Practice106 m
Island Health423 m
Damira Dental Studios426 m
InnovaDent Dental Clinic460 m
Food hygiene (5-star)51% of 61

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

A

High street health

Registered businesses

NEW GLOBAL MEDICAL PRACTICE LIMITED
PUPILSMART LIMITED

Investment

Investment grade, yield and market outlook

46

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,217m
Crossrail 2 route7,298m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,919 nationally

1,620

Est. population

30,000/km²

52%

Employed

33%

Degree educated

£45,100

Median income

10.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

29%
27%
22%
15%
Under 1829%
18–3427%
35–4922%
50–6415%
65+8%

Tenure

14%
15%
67%
Own outright3%
Own (mortgage)14%
Private rent15%
Social rent67%
Shared ownership0%
Rent free1%

Ethnicity

25%
46%
White British25%
White Other10%
Asian46%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household61%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent67%
Private rent15%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
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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Key facts for E14 3JG

Full postcodeE14 3JG
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.496236
Longitude-0.007554
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