Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49399, -0.01045

E14 3JY— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 75%Safety 71/100Transport 60/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
71
Schools
61
Transport
60
Environment
82
Investment
53

The bottom line

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

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Location

E14 3JY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for E14 3JY

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E14 3JY 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 · 1 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 4 min walk

P8: +0.31A8: 53.2

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 17 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

87.6 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 378.9%

-9% vs borough

Crime by type

Other26%
Anti-social behaviour26%
Violence & sexual offences25%
Drug offences9%
Vehicle crime6%
Robbery4%
Burglary2%
Theft2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.3km

Crime is +35% 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£4,898/m²
Price per ft²£455/ft²
Avg floor area56.1 m²

EPC breakdown

C
16%
D
18%
E
4%
F
2%

Based on 40 properties · Confidence: high

Street mix

Semi 7%Terraced 35%Flat 58%

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£140,250
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, 100 mm loft insulation
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

-68.5%

per year

Acceleration

-103.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 80 sales

Property Type Mix

Total: 80 sales

Semi-detached7.5%
Terraced35%
Flat/maisonette57.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£105k+100%3.8
Post-dot-com plateau2001–2004£122k£157k+29.2%3.8
Pre-crash peak2005–2007£233k£278k+19.1%5.3
GFC & correction2008–2012£385k£390k+1.3%1.5
Help-to-Buy recovery2013–2016£211k£515k+144.1%2.2
Brexit uncertainty2017–2019£640k£515k-19.5%1.7
Pandemic surge2021–2021£620k£620k+0%2
Rate-rise correction2022–2022£840k£840k+0%3
Current market2025–2025£265k£265k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.8% alpha

Weakest performer

Terraced

+0.4% alpha

Flat/maisonette+2.8% α
Local
9.7%
District
6.9%
Terraced+0.4% α
Local
8.3%
District
7.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
Mudchute DLR StationDLR
6 min walk
Island Gardens DLR StationDLR
9 min walk
South Quay DLR StationDLR
10 min walk
Canary Wharf Underground StationJubilee
15 min walk
No bus stops within 400m

49

Walkability score

213

Footpaths (500m)

12

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf ★15 min
City31 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

3

Car parks (800m)

4

EV chargers (800m)

Nearest car park105m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
337m
🅿️
Lawn House Close Car Park· yes
687m

Connectivity

Broadband and mobile coverage

100%

Full fibre

56%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed322 Mbps
Median download330 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: 4.7 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 — 3.7 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

ISLAND HEALTH

145 EAST FERRY ROAD, ISLE OF DOGS, E14 3BQ

3 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.6 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

154

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The George (325 m)

Nearest supermarketYOHOME · 669 m
5 tennis courts2 swimming pools4 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)

471m

Post office

Nearby shops

Asda174 m
Asda Bakery209 m
Nisa Local300 m
Tesco Express418 m

Nearby cafes

Café Forever114 m
Asda Café148 m
Ruby Red Tea Caddy216 m
St Georges of Mayfair422 m

Nearby restaurants

Sushi Daily176 m
Mudchute Kitchen271 m
Memsaheb307 m
Papa John's388 m

Nearby pubs

The George325 m
Pepper Street Tavern565 m
The Waterman's Arms676 m
Lord Nelson759 m

Nearby gyms

Powerleague337 m
Baltimore Wharf Swimming Pool508 m
Nuffield Health Fitness & Wellbeing510 m
North Greenwich Bowls Club596 m

Nearby pharmacies

Britannia Pharmacy132 m
Allen's Pharmacy482 m
Cubitt Town Pharmacy617 m

Nearby health

Altmore Dental Practice235 m
Island Health248 m
Damira Dental Studios255 m
InnovaDent Dental Clinic503 m
Food hygiene (5-star)55% of 78

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

HANDALAN LIMITED

Investment

Investment grade, yield and market outlook

53

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

65.9

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,902m
Crossrail 2 route7,365m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,251 nationally

2,077

Est. population

7,425/km²

61%

Employed

46%

Degree educated

£45,100

Median income

6.1%

Claimant rate

Inner cityHigh densityMixed

34

Community stability

Age profile

22%
31%
25%
Under 1822%
18–3431%
35–4925%
50–6413%
65+9%

Tenure

17%
34%
36%
Own outright11%
Own (mortgage)17%
Private rent34%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

32%
23%
30%
White British32%
White Other23%
Asian30%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household55%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent36%
Private rent34%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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
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
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

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Key facts for E14 3JY

Full postcodeE14 3JY
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.493992
Longitude-0.010446
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