Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48960, -0.02050

E14 3RB— Island Gardens, Tower Hamlets

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

 

Schools 86%Safety 74/100Transport 50/100Yield 4.89%⚠ Knotweed sites nearby

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
74
Schools
74
Transport
50
Environment
79
Investment
63

The bottom line

E14 3RB offers exceptional schools (86% Good/Outstanding), low crime, fast broadband and a green environment — 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 3RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
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 3RB

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

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How E14 3RB 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 · 0 min walk

KS2: 104.1

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 8 min walk

P8: +0.31A8: 53.2

86% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 12 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: Millwall Fire Station · 1.3km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area66.9 m²

EPC breakdown

C
9%
D
8%
E
1%
G
1%

Based on 19 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£167,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+7.3%

Total change

+410%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.9%

per year

Acceleration

-14.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 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£74k£74k+0%1
Post-dot-com plateau2001–2004£86k£150k+74.4%1
Pre-crash peak2006–2006£172k£172k+0%1
GFC & correction2011–2011£215k£215k+0%1
Help-to-Buy recovery2013–2014£282k£265k-6%1
Rate-rise correction2022–2023£335k£375k+11.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
5 min walk
Deptford

Nearby stations

Mudchute DLR StationDLR
5 min walk
Island Gardens DLR StationDLR
9 min walk
Crossharbour DLR StationDLR
10 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
14 min walk
South Quay DLR StationDLR
15 min walk
No bus stops within 400m

49

Walkability score

139

Footpaths (500m)

8

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge38 min ↑
Victoria54 min ↑
Waterloo47 min ↑
Canary Wharf ★23 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

7

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)18
Nearest car park555m
Santander docks (800m)8
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
709m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 19%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

2 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketFodal Oriental Supermarket · 429 m
4 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,272 licensed premises in borough559 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

41m

Post office

Nearby shops

West Quay News36 m
Premier Express384 m
Westferry Metro466 m
Asda Bakery663 m

Nearby cafes

Fodal432 m
SIENNA Cafe540 m
SIENNA542 m
Asda Café730 m

Nearby restaurants

Bite House46 m
3Kobros74 m
U Donut!105 m
The Little Kebab House149 m

Nearby pubs

The Ship276 m
The Space Bar379 m
Lord Nelson569 m
The Ferry House603 m

Nearby gyms

Odyssey Gym451 m
North Greenwich Bowls Club525 m
Docklands Sailing and Watersports Centre561 m
The Ahoy Centre596 m

Nearby pharmacies

Docklands Pharmacy172 m
Britannia Pharmacy754 m
Rose Pharmacy976 m
Barkantine Pharmacy1.0 km

Nearby health

The Dental Suite @ Docklands185 m
Island Health796 m
Damira Dental Studios797 m
The Carnaby Laser Clinic800 m
Food hygiene (5-star)56% of 34

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

GROSBRY LIMITED

Investment

Investment grade, yield and market outlook

63

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

40.3

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,138m
Crossrail 2 route7,338m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
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)

MILL QUAY, MILL QUAY, SPINDRIFT AVENUE, E14390 homes
completed
TIMBER WHARVES, MILLWALL OUTER DOCK, TIMBER WHARVES, MILLWALL OUTER DOCK, WESTFERRY ROAD, E14299 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

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 3RB

Full postcodeE14 3RB
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.489603
Longitude-0.020505
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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Transport
for London
NHS
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Agency
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