Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49854, -0.01111

E14 3LF— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 83%Safety 64/100Transport 59/100Yield 4.89%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
64
Schools
66
Transport
59
Environment
72
Investment
71

The bottom line

E14 3LF offers exceptional schools (83% Good/Outstanding) and fast broadband — a strong choice for Investors.

Less suited to Families.

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Location

E14 3LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+99.0% vs London avg

Deep-dive guides for E14 3LF

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

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“High-connectivity investment target”

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How E14 3LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · Inspected Feb 2025 · 5 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 7 min walk

P8: +0.31A8: 53.2

83% 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 · 21 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

129.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 571.1%

+34% vs borough

Crime by type

Other31%
Anti-social behaviour21%
Violence & sexual offences18%
Vehicle crime9%
Burglary8%
Drug offences7%
Robbery3%
Theft3%

Stop & search

7.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.4km

Crime is +99% above London average

Property

Prices, sales volume and market trends

Avg floor area63.9 m²

EPC breakdown

C
5%
D
4%
E
2%

Based on 11 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£159,750
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2016 · CAGR

+8%

Total change

+216%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

-156.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£110k£115k+4.5%1
Help-to-Buy recovery2015–2016£309k£348k+12.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
4.6 min walk
Greenwich

Nearby stations

South Quay DLR StationDLR
5 min walk
Crossharbour DLR StationDLR
5 min walk
Canary Wharf Underground StationJubilee
9 min walk
Heron Quays DLR StationDLR
11 min walk
Mudchute DLR StationDLR
11 min walk
No bus stops within 400m

63

Walkability score

263

Footpaths (500m)

17

Santander docks (800m)

0.1 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

5

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park181m
Santander docks (800m)17
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
181m
🅿️
NCP Car Park London Docklands City Harbour· yes
479m

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 waterMEDIUM
Medium
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: 4.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

1 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.5 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

133

Parks (1km)

56

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

5

Convenience

Nearest supermarketYOHOME · 455 m
2 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,272 licensed premises in borough559 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

39m

Post office

Nearby shops

Island Wines38 m
Docklands Halal Grocers47 m
Manani Brothers55 m
Tesco Express157 m

Nearby cafes

La Nina Caffe & Mercato136 m
Attendant272 m
Café Forever393 m
Cafe Seek406 m

Nearby restaurants

Tapaunow101 m
Capitan Veggie146 m
Mii Kitchen Indian and Japanese148 m
NK African Cuisine151 m

Nearby pubs

The George314 m
The Boathouse416 m
Tam’s Vineyard & Jazz Bar432 m
MM Bar (Gin & Cocktails)433 m

Nearby gyms

Baltimore Wharf Swimming Pool368 m
Nuffield Health Fitness & Wellbeing371 m
Ultimate Performance412 m
MoreYoga414 m

Nearby pharmacies

Allen's Pharmacy34 m
Britannia Pharmacy503 m
Boots669 m
Cubitt Town Pharmacy1.1 km

Nearby health

InnovaDent Dental Clinic172 m
The Baltic Medical Centre255 m
Damira Dental Studios398 m
Island Health402 m
Food hygiene (5-star)65% of 133

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

ELYA INTERNATIONAL LIMITED

Investment

Investment grade, yield and market outlook

71

Investment score

Strong

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

55.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,323m
Crossrail 2 route6,943m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,544 nationally

1,976

Est. population

12,290/km²

68%

Employed

53%

Degree educated

5.8%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

21%
38%
24%
Under 1821%
18–3439%
35–4924%
50–6411%
65+6%

Tenure

16%
44%
30%
Own outright7%
Own (mortgage)16%
Private rent44%
Social rent30%
Shared ownership2%

Ethnicity

24%
19%
37%
White British24%
White Other20%
Asian37%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household58%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent44%
Social rent30%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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)
11
Largest scheme
763 homes · 70, 70, Marsh Wall, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

Meridian Gate, Meridian Gate, Marsh Wall, E14423 homes
completed
Land at, Land at, New Union Close, Stewart Street, E14399 homes
completed
3, 3, Limeharbour, E14 9TQ212 homes
completed
Plot G3 Wood Wharf, Plot G3 Wood Wharf, Prestons Road, E14 9PZ176 homes
completed
Plot H1-H4, Plot H1-H4, Prestons Road, E14 9SF143 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 3LF

Full postcodeE14 3LF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.498536
Longitude-0.011113
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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