Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49372, -0.00686

E14 3NL— Blackwall & Cubitt Town, Tower Hamlets

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

The family fortress

 

Schools 75%Safety 78/100Transport 45/100Yield 4.89%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
78
Schools
45
Transport
45
Environment
81
Investment
65

The bottom line

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

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Location

E14 3NL

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 3NL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E14 3NL 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 · 3 min walk

KS2: 104.7

—

Secondary

George Green's School

Not yet inspected · 8 min walk

P8: +0.09A8: 46.8

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 14 min walk

4 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)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 2.0km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area131.7 m²

EPC breakdown

B
1%
C
6%

Based on 7 properties · Confidence: low

Street mix

Terraced 91%Detached 9%

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£329,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

2000–2020 · CAGR

+5.9%

Total change

+213%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-1.23

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Detached8.7%
Terraced91.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£270k£270k+0%9
Post-dot-com plateau2002–2004£346k£338k-2.3%3
Pre-crash peak2006–2007£327k£523k+59.8%1
GFC & correction2008–2011£383k£485k+26.6%1
Help-to-Buy recovery2015–2016£800k£827k+3.4%1.5
Pandemic surge2020–2020£845k£845k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
7.2%
District
7.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
8.1 min walk
Maze Hill

Nearby stations

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

39

Walkability score

148

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 park355m
Santander docks (800m)8
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
584m
🅿️
Lawn House Close Car Park· yes
771m

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 AONB46% green spaceTree canopy: 34%
More green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.4 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

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

7 min walk

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath 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

131

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George (540 m)

Nearest supermarketCo-op Food · 957 m
5 tennis courts5 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)

495m

Post office

Nearby shops

Nisa Local354 m
Asda424 m
Asda Bakery453 m
Island Newsagent & Off Licence548 m

Nearby cafes

Ruby Red Tea Caddy180 m
Café Forever300 m
Asda Café397 m
I'm Hungry505 m

Nearby restaurants

Memsaheb204 m
Mudchute Kitchen299 m
Sushi Daily424 m
New Kwun Wah510 m

Nearby pubs

The George540 m
The Waterman's Arms571 m
Enderby House759 m
Lord Nelson829 m

Nearby gyms

Powerleague585 m
George Green's Sports Centre614 m
North Greenwich Bowls Club689 m
Greenwich Peninsula Golf Range714 m

Nearby pharmacies

Britannia Pharmacy383 m
Cubitt Town Pharmacy554 m
Allen's Pharmacy579 m

Nearby health

Altmore Dental Practice186 m
Island Health485 m
Damira Dental Studios492 m
InnovaDent Dental Clinic669 m
Food hygiene (5-star)57% of 35

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

HOMETOWN PROPERTIES LONDON LIMITED

Investment

Investment grade, yield and market outlook

65

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

46.9

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,995m
Crossrail 2 route7,543m

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

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Key facts for E14 3NL

Full postcodeE14 3NL
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.493725
Longitude-0.006856
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