Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48942, -0.02083

E14 3RD— Island Gardens, Tower Hamlets

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

 

Schools 86%Safety 74/100Transport 47/100Yield 4.89%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
74
Schools
74
Transport
47
Environment
78
Investment
63

The bottom line

E14 3RD 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 catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E14 3RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for E14 3RD

🛡️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 3RD 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 · 1 min walk

KS2: 104.1

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 9 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 · 11 min walk

5 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)

2

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 area65.1 m²

EPC breakdown

C
15%
D
19%
E
4%

Based on 38 properties · Confidence: high

Street mix

Flat 92%Other 8%

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£162,750
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

2002–2022 · CAGR

+6.6%

Total change

+259%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

-9.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£107k£175k+62.8%1.5
Pre-crash peak2006–2006£167k£167k+0%1
GFC & correction2008–2010£208k£158k-24%1
Help-to-Buy recovery2013–2015£203k£295k+45.7%1
Brexit uncertainty2018–2018£352k£352k+0%1
Rate-rise correction2022–2022£386k£386k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Flat/maisonette+2.4% α
Local
6.6%
District
4.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

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
Below London average
Mudchute DLR StationDLR line
5.4 min walk
Deptford

Nearby stations

Mudchute DLR StationDLR
6 min walk
Island Gardens DLR StationDLR
10 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

48

Walkability score

137

Footpaths (500m)

7

Santander docks (800m)

0.1 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

7

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)18
Nearest car park562m
Santander docks (800m)7
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
739m

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
NoiseHIGH
road
Noisier 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 AONB36% green spaceTree canopy: 28%
More green space than 91% 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

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

104

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketFodal Oriental Supermarket · 429 m
2 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)

18m

Post office

Nearby shops

West Quay News7 m
Premier Express382 m
Westferry Metro467 m
Asda Bakery693 m

Nearby cafes

Fodal432 m
SIENNA Cafe512 m
SIENNA514 m
Asda Café760 m

Nearby restaurants

Bite House27 m
3Kobros50 m
U Donut!105 m
The Little Kebab House146 m

Nearby pubs

The Ship277 m
The Space Bar380 m
Lord Nelson582 m
The Ferry House611 m

Nearby gyms

Odyssey Gym444 m
North Greenwich Bowls Club544 m
Docklands Sailing and Watersports Centre569 m
The Ahoy Centre571 m

Nearby pharmacies

Docklands Pharmacy188 m
Britannia Pharmacy785 m
Rose Pharmacy955 m
Barkantine Pharmacy1.1 km

Nearby health

The Dental Suite @ Docklands202 m
The Carnaby Laser Clinic783 m
Island Health826 m
Damira Dental Studios827 m
Food hygiene (5-star)61% of 33

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

NEW VISION HOLDING LTD
NEW VISION INTERNATIONAL LTD.
TY ESTATE MANAGEMENT LTD

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

39.4

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,109m
Crossrail 2 route7,341m

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 3RD

Full postcodeE14 3RD
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.489420
Longitude-0.020830
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
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