Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49635, -0.01160

E14 3LS— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 80%Safety 62/100Transport 62/100Yield 4.89%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
62
Schools
64
Transport
62
Environment
77
Investment
68

The bottom line

E14 3LS offers exceptional schools (80% Good/Outstanding), fast broadband and a green environment — a strong choice for Investors.

Less suited to Families.

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Location

E14 3LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+127.0% vs London avg

Deep-dive guides for E14 3LS

🛡️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 3LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

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 · 4 min walk

P8: +0.31A8: 53.2

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

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 23 min walk

8 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.1km

Crime is +127% above London average

Property

Prices, sales volume and market trends

Avg floor area40.9 m²

EPC breakdown

C
16%
D
4%

Based on 20 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£102,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+6.3%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

+15.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£70k£70k+0%1
Post-dot-com plateau2004–2004£151k£151k+0%2
Pre-crash peak2005–2005£120k£120k+0%1
Help-to-Buy recovery2013–2016£205k£310k+51.2%1
Brexit uncertainty2019–2019£283k£283k+0%1
Current market2024–2024£300k£300k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
2.6 min walk
Greenwich

Nearby stations

Crossharbour DLR StationDLR
3 min walk
South Quay DLR StationDLR
6 min walk
Mudchute DLR StationDLR
8 min walk
Canary Wharf Underground StationJubilee
11 min walk
Island Gardens DLR StationDLR
12 min walk
No bus stops within 400m

62

Walkability score

242

Footpaths (500m)

16

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park236m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
282m
🅿️
Lawn House Close Car Park· yes
426m

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 AONB31% green spaceTree canopy: 70%
More green space than 86% of London

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

ISLAND HEALTH

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

2 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

Nearest hospitalThe London Independent 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

145

Parks (1km)

49

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

14

Sports (1km)

6

Convenience

Nearest supermarketYOHOME · 457 m
2 tennis courts2 swimming pools2 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)

214m

Post office

Nearby shops

Nisa Local172 m
Manani Brothers192 m
Docklands Halal Grocers202 m
Island Wines249 m

Nearby cafes

Café Forever163 m
St Georges of Mayfair275 m
Asda Café281 m
Le Munch Bunch289 m

Nearby restaurants

Destiny207 m
Papa John's215 m
Mii Kitchen Indian and Japanese247 m
Burger Lovers249 m

Nearby pubs

The George139 m
Pepper Street Tavern433 m
The Boathouse625 m
Tam’s Vineyard & Jazz Bar653 m

Nearby gyms

Powerleague284 m
Baltimore Wharf Swimming Pool307 m
Nuffield Health Fitness & Wellbeing310 m
Ultimate Performance639 m

Nearby pharmacies

Allen's Pharmacy226 m
Britannia Pharmacy258 m
Boots846 m
Docklands Pharmacy882 m

Nearby health

Damira Dental Studios178 m
Island Health178 m
InnovaDent Dental Clinic234 m
Altmore Dental Practice290 m
Food hygiene (5-star)60% of 121

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

E

High street health

Registered businesses

KAX SERVICES LTD

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

52.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,093m
Crossrail 2 route7,109m

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

Inner cityHigh 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)
4
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)
20
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
7, 7, Limeharbour, London, E14 9NQ134 homes
completed
Boatmans House, 2, Boatmans House, 2, Selsdon Way, E14 9LA99 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 3LS

Full postcodeE14 3LS
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.496350
Longitude-0.011597
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
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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
Ofcom
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