Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49438, -0.00886

E14 3NN— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 80%Safety 71/100Transport 53/100Yield 4.89%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
71
Schools
64
Transport
53
Environment
81
Investment
68

The bottom line

E14 3NN offers exceptional schools (80% Good/Outstanding), low crime and a green environment — a strong choice for Families and Investors.

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Location

E14 3NN

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 3NN

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E14 3NN 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 · 1 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 5 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

Robert Owen Nursery School

Not inspected · 16 min walk

6 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.9km

Crime is +35% above London average

Property

Prices, sales volume and market trends

Avg floor area49.2 m²

EPC breakdown

C
6%
D
3%

Based on 9 properties · Confidence: low

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£123,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
4.8 min walk
Maze Hill

Nearby stations

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

46

Walkability score

191

Footpaths (500m)

11

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

3

Car parks (800m)

3

EV chargers (800m)

Nearest car park212m
Santander docks (800m)11
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
434m
🅿️
Lawn House Close Car Park· yes
660m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 40%
More green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.6 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

6 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George (383 m)

Nearest supermarketYOHOME · 730 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)

450m

Post office

Nearby shops

Nisa Local244 m
Asda286 m
Asda Bakery327 m
Manani Brothers435 m

Nearby cafes

Café Forever143 m
Ruby Red Tea Caddy213 m
Asda Café263 m
St Georges of Mayfair500 m

Nearby restaurants

Memsaheb194 m
Sushi Daily292 m
Mudchute Kitchen310 m
Papa John's455 m

Nearby pubs

The George383 m
Pepper Street Tavern653 m
The Waterman's Arms673 m
The Gun832 m

Nearby gyms

Powerleague434 m
Baltimore Wharf Swimming Pool571 m
Nuffield Health Fitness & Wellbeing573 m
North Greenwich Bowls Club677 m

Nearby pharmacies

Britannia Pharmacy244 m
Allen's Pharmacy458 m
Cubitt Town Pharmacy632 m

Nearby health

Altmore Dental Practice126 m
Island Health330 m
Damira Dental Studios337 m
InnovaDent Dental Clinic523 m
Food hygiene (5-star)59% of 71

Business

Local businesses registered here

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

High street

A

High street health

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 score19/100
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

50.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,992m
Crossrail 2 route7,399m

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
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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 3NN

Full postcodeE14 3NN
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.494379
Longitude-0.008859
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