Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.48714, -0.01963

E14 3TN— Island Gardens, Tower Hamlets

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

The practical family move

 

Top 8% LondonSchools 86%Safety 80/100Transport 54/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
80
Schools
74
Transport
54
Environment
72
Investment
57

The bottom line

E14 3TN offers exceptional schools (86% Good/Outstanding), low crime and fast broadband — 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 3TN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+29.0% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for E14 3TN

🛡️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🔒 Very Safe

“The practical family move”

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How E14 3TN 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 · 3 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 13 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.1 incidents per 1,000 residents

Better than 76% of London
↑ Rising 240.0%

from a low base — still below London average

-66% vs borough

Crime by type

Other29%
Anti-social behaviour22%
Violence & sexual offences21%
Burglary10%
Vehicle crime9%
Drug offences6%
Theft1%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Deptford · 1.0km

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,667/m²
Price per ft²£619/ft²
Avg floor area58.8 m²

EPC breakdown

B
8%
C
28%
D
8%

Based on 44 properties · Confidence: high

Street mix

Semi 1%Flat 99%

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£147,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.8%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

+53.4%

per year

Acceleration

+99.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 98 sales

Property Type Mix

Total: 98 sales

Semi-detached1%
Flat/maisonette99%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£107k+25.9%5.8
Post-dot-com plateau2001–2004£168k£235k+39.7%4.2
Pre-crash peak2005–2007£245k£339k+38.4%3.7
GFC & correction2008–2012£307k£365k+19.1%3.2
Help-to-Buy recovery2013–2016£350k£425k+21.4%2.5
Brexit uncertainty2017–2019£525k£280k-46.7%2.3
Rate-rise correction2022–2023£520k£282k-45.8%1.5
Current market2024–2024£433k£433k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
5.8%
District
6.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

46

Walkability score

98

Footpaths (500m)

8

Santander docks (800m)

0.1 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

9

Car parks (800m)

6

EV chargers (800m)

Nearest car park539m
Santander docks (800m)8
Nearest cycle dock0.1 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: 4.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 43%
Above average green space

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

6 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.2 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

121

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 603 m
3 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)

0

Cinemas (2km)

280m

Post office

Nearby shops

West Quay News269 m
mini C606 m
Premier Express634 m
Gardens Food & Wine643 m

Nearby cafes

SIENNA Cafe371 m
SIENNA373 m
Coffee Island506 m
Costa575 m

Nearby restaurants

The Little Kebab House145 m
U Donut!186 m
Sing Way205 m
The Bhaji210 m

Nearby pubs

The Ship143 m
The Ferry House441 m
Lord Nelson453 m
The Sail Loft590 m

Nearby gyms

The Ahoy Centre365 m
North Greenwich Bowls Club497 m
The Boat House667 m
Odyssey Gym680 m

Nearby pharmacies

Docklands Pharmacy452 m
Rose Pharmacy707 m
Britannia Pharmacy923 m

Nearby health

The Dental Suite @ Docklands465 m
The Carnaby Laser Clinic521 m
Greenwich Dental Health608 m
Creek Road Dental Practice709 m
Food hygiene (5-star)74% of 54

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

CMAN LTD
GATRORENT LIMITED
GROUP SOVEREIGN LTD
MCGRATH ELLIOT LIMITED

Investment

Investment grade, yield and market outlook

57

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

77.3

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,927m
Crossrail 2 route7,594m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,477 nationally

2,052

Est. population

30,000/km²

79%

Employed

75%

Degree educated

£54,200

Median income

2.2%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

15%
36%
33%
Under 1815%
18–3436%
35–4933%
50–6411%
65+4%

Tenure

14%
26%
55%
Own outright14%
Own (mortgage)26%
Private rent55%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

33%
31%
25%
White British33%
White Other31%
Asian25%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine7%
No car household52%
Unemployed5%
No qualifications4%

Housing tenure (Census 2021)

Private rent55%
Social rent3%

vs. London

Income vs London+29.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
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)
1
Largest scheme
980 homes · Greenwich Reach East, Greenwich Reach East, Thames Street, Norway Street, Creek Road, Deptford Creek, Greenwich, SE10
Pipeline pressure
NONE

Named schemes (500m)

DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8652 homes
completed
LOCKES WHARF, LOCKES WHARF, WESTFERRY ROAD, E14464 homes
completed
397-411, 397-411, Westferry Road, E14 3AE190 homes
completed
443 to 451, 443 to 451, Westferry Road, E1173 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 3TN

Full postcodeE14 3TN
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.487143
Longitude-0.019632
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