Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.49235, -0.02492

E14 3QA— Island Gardens, Tower Hamlets

Location and area intelligence for E14 3QA, Island Gardens, Tower Hamlets

 

Schools 83%Safety 74/100Transport 51/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
66
Transport
51
Environment
69
Investment
53

The bottom line

E14 3QA offers exceptional schools (83% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 3QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+29.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E14 3QA

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

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How E14 3QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

St Edmund's Catholic School

Not yet inspected · 3 min walk

KS2: 106.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 9 min walk

P8: +0.31A8: 53.2

83% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.3 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 203.4%

-30% vs borough

Crime by type

Anti-social behaviour38%
Violence & sexual offences24%
Other20%
Vehicle crime7%
Burglary6%
Drug offences3%
Theft2%
Robbery0%

Stop & search

0.8

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 · 940m

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,493/m²
Price per ft²£417/ft²
Avg floor area65.3 m²

EPC breakdown

B
7%
C
10%

Based on 17 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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£163,250
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)
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

Price Trajectory

2004–2025 · CAGR

+1.8%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.2%

per year

Acceleration

-42.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£199k£199k+0%14
GFC & correction2008–2008£350k£350k+0%1
Help-to-Buy recovery2013–2016£280k£320k+14.1%1.7
Pandemic surge2021–2021£387k£387k+0%1
Rate-rise correction2022–2022£425k£425k+0%1
Current market2025–2025£288k£288k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
1.8%
District
3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Mudchute DLR StationDLR line
8.8 min walk
Deptford

Nearby stations

Mudchute DLR StationDLR
9 min walk
Crossharbour DLR StationDLR
10 min walk
South Quay DLR StationDLR
13 min walk
Island Gardens DLR StationDLR
14 min walk
Heron Quays DLR StationDLR
16 min walk
No bus stops within 400m

55

Walkability score

110

Footpaths (500m)

8

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★13 min
City38 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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park179m
Santander docks (800m)8
Nearest cycle dock0.4 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
747m

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 waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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): 2

Landslide susceptibility: Medium

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

DOCKLANDS MEDICAL CENTRE

100 SPINDRIFT AVENUE, ISLE OF DOGS, E14 9WU

4 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketFodal Oriental Supermarket · 10 m
2 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)

415m

Post office

Nearby shops

Westferry Metro43 m
Premier Express52 m
West Quay News428 m
Convenience Store617 m

Nearby cafes

Fodal10 m
The Olive Branch Cafe420 m
Cafe Zara Lounge638 m
Kyla's Cafe Bistro720 m

Nearby restaurants

Yokoso101 m
Docklands Sailing and Watersports Centre217 m
3Kobros398 m
Bite House406 m

Nearby pubs

The Space Bar60 m
The Tooke Arms645 m
Pepper Street Tavern648 m
The Ship708 m

Nearby gyms

Odyssey Gym93 m
Docklands Sailing and Watersports Centre191 m
Tiller Leisure Centre471 m
Fitness Space Surrey Quays712 m

Nearby pharmacies

Docklands Pharmacy298 m
Barkantine Pharmacy677 m
Pepys Pharmacy765 m

Nearby health

The Dental Suite @ Docklands294 m
Barkantine Practice690 m
Paediatric and Special Care Community Dental Service704 m
Rejuvence Clinic725 m
Food hygiene (5-star)47% of 57

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CERTIFIED ELECTRICIANS LONDON LTD
GADANI CAFE LIMITED
GANGES WELLNESS LIMITED
GY ONRA LIMITED
PERFICIO TRADING 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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

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

8/100

Velocity score

Future outlook

57.3

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,258m
Crossrail 2 route6,910m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,209 nationally

1,308

Est. population

17,050/km²

64%

Employed

53%

Degree educated

£54,200

Median income

7.7%

Claimant rate

SuburbanVery high densityRenters

25

Community stability

Age profile

17%
40%
23%
Under 1817%
18–3440%
35–4924%
50–6412%
65+8%

Tenure

14%
49%
30%
Own outright5%
Own (mortgage)14%
Private rent49%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

27%
21%
35%
White British27%
White Other21%
Asian35%
Black8%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household63%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent49%
Social rent30%

vs. London

Income vs London+29.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Borough approval rate
54%
Historic landfill (400m)
1
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)
7
Largest scheme
639 homes · Lanterns Court, 22, Lanterns Court, 22, Millharbour, E14 9TU
Pipeline pressure
NONE

Named schemes (500m)

WINKLEYS WHARF, WINKLEYS WHARF, WESTFERRY ROAD, E14422 homes
completed
TIMBER WHARVES, MILLWALL OUTER DOCK, TIMBER WHARVES, MILLWALL OUTER DOCK, WESTFERRY ROAD, E14299 homes
completed
CYCLOPS WHARF, CYCLOPS WHARF, WESTFERRY ROAD, E14200 homes
completed
FERGUSONS, ROSES, BAMFORD WHARVES, 192, FERGUSONS, ROSES, BAMFORD WHARVES, 192, WESTFERRY ROAD, E14186 homes
completed
ATLAS WHARF, 108, ATLAS WHARF, 108, WESTFERRY ROAD, E14151 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.3%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Peter GoldsConservative
Mufeedah BustinLabour

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Key facts for E14 3QA

Full postcodeE14 3QA
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.492349
Longitude-0.024924
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
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