Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48817, -0.02194

E14 3QE— Island Gardens, Tower Hamlets

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

 

Schools 86%Safety 74/100Transport 45/100Yield 5.30%⚠ Knotweed sites nearby

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
74
Schools
74
Transport
45
Environment
68
Investment
56

The bottom line

E14 3QE offers exceptional schools (86% Good/Outstanding), low crime and fast broadband at £430,000 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E14 3QE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-17.3% vs London avg
vs London income+29.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E14 3QE

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

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Postcode Personality

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How E14 3QE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

74

Education score

Good for families
★ Top school within 1km
★★

Primary

Harbinger Primary School

Good · Inspected Nov 2023 · 2 min walk

KS2: 104.1

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 11 min walk

P8: +0.31A8: 53.2

86% 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 · 10 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

67.5 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 355.2%

-30% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences25%
Other22%
Vehicle crime8%
Drug offences8%
Burglary5%
Theft2%
Robbery2%

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: Deptford · 908m

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

+7.6%

This year

Flat

Dominant type

Price history

5-year change
-21.8%
Sales (24 months)5
New build0.0%
Avg flat£430,000
Price per m²£5,658/m²
Price per ft²£526/ft²
Avg floor area76.8 m²

EPC breakdown

B
7%
C
21%
D
1%
E
1%

Based on 30 properties · Confidence: high

Street mix

Flat 99%Other 1%

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

Stamp duty

Standard buyer£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.9×

Price-to-income

£2,151/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£192,000
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

1998–2026 · CAGR

+7.4%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.9%

per year

Acceleration

+15.28

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 77 sales

Property Type Mix

Total: 77 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£62k£183k+195.7%15.5
Post-dot-com plateau2001–2004£315k£285k-9.5%5
Pre-crash peak2005–2007£250k£366k+46.3%2
GFC & correction2008–2012£380k£384k+0.9%1.7
Help-to-Buy recovery2014–2015£388k£493k+27.1%2
Brexit uncertainty2017–2019£526k£514k-2.4%1.5
Pandemic surge2021–2021£550k£550k+0%1
Rate-rise correction2022–2022£565k£565k+0%1
Current market2024–2026£445k£463k+3.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.5%
District
3.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Mudchute DLR StationDLR
7 min walk
Island Gardens DLR StationDLR
10 min walk
Crossharbour DLR StationDLR
12 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
13 min walk
DeptfordNational Rail
14 min walk
No bus stops within 400m

46

Walkability score

116

Footpaths (500m)

7

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge ★27 min
Victoria50 min ↑
Waterloo43 min ↑
Canary Wharf32 min ↓
City39 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)

5

EV chargers (800m)

Total spaces (800m)18
Nearest car park580m
Santander docks (800m)7
Nearest cycle dock0.0 km

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: 15.0 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: 4.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 52%
Less green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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): 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

7

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.4 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

121

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Ship (288 m)

Nearest supermarketFodal Oriental Supermarket · 509 m
2 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

1

Libraries (1km)

0

Cinemas (2km)

159m

Post office

Nearby shops

West Quay News156 m
Premier Express457 m
Westferry Metro549 m
Payless Food Express778 m

Nearby cafes

SIENNA Cafe354 m
SIENNA355 m
Fodal512 m
Coffee Island653 m

Nearby restaurants

3Kobros146 m
Bite House162 m
U Donut!172 m
The Little Kebab House175 m

Nearby pubs

The Ship288 m
The Space Bar468 m
The Dog & Bell603 m
Lord Nelson619 m

Nearby gyms

The Ahoy Centre422 m
Odyssey Gym492 m
North Greenwich Bowls Club623 m
Docklands Sailing and Watersports Centre674 m

Nearby pharmacies

Docklands Pharmacy331 m
Rose Pharmacy820 m
Lockyer Pharmacy846 m
Barkantine Pharmacy1.2 km

Nearby health

The Dental Suite @ Docklands345 m
The Carnaby Laser Clinic667 m
Greenwich Dental Health793 m
Creek Road Dental Practice820 m
Food hygiene (5-star)68% of 41

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

E

High street health

Investment

Investment grade, yield and market outlook

56

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score8/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

45.5

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,950m
Crossrail 2 route7,407m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,716 nationally

1,956

Est. population

9,926/km²

56%

Employed

44%

Degree educated

£54,200

Median income

7.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

31

Community stability

Age profile

23%
35%
23%
Under 1823%
18–3435%
35–4923%
50–6412%
65+7%

Tenure

35%
44%
Own outright8%
Own (mortgage)12%
Private rent35%
Social rent44%
Shared ownership0%
Rent free1%

Ethnicity

16%
16%
52%
White British16%
White Other16%
Asian52%
Black7%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household49%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent44%
Private rent35%

vs. London

Income vs London+29.0%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Borough approval rate
54%
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
652 homes · DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8
Pipeline pressure
NONE

Named schemes (500m)

Paynes & Borthwick Wharf, Paynes & Borthwick Wharf, Borthwick Street, Deptford, SE8257 homes
completed
397-411, 397-411, Westferry Road, E14 3AE190 homes
completed
FERGUSONS, ROSES, BAMFORD WHARVES, 192, FERGUSONS, ROSES, BAMFORD WHARVES, 192, WESTFERRY ROAD, E14186 homes
completed
LAND BETWEEN RIVER THAMES, LAND BETWEEN RIVER THAMES, MASTHOUSE TERRACE, NAPIER AVENUE, WESTFERRY ROAD, E14160 homes
completed
TIMBER WHARVES PHASE 5, TIMBER WHARVES PHASE 5, INGLEWOOD CLOSE, WESTFERRY ROAD, E14113 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E14 3QE

Full postcodeE14 3QE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.488171
Longitude-0.021935
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