Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50752, -0.02264

E14 4AY— Canary Wharf, Tower Hamlets

Location and area intelligence for E14 4AY, Canary Wharf, Tower Hamlets

City living at its best

 

Top 5% LondonSchools 100%Safety 45/100Transport 88/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
80
Safety
45
Schools
90
Transport
88
Environment
71
Investment
63

The bottom line

E14 4AY offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — strong value for Commuters and Young professionals who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E14 4AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income+31.0% vs London avg
vs London crime+281.0% vs London avg

Deep-dive guides for E14 4AY

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

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“City living at its best”

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How E14 4AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St Joseph Catholic Primary School

Not yet inspected · 4 min walk

KS2: 105.8

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 14 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

247.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 310.4%

+156% vs borough

Crime by type

Other42%
Violence & sexual offences18%
Anti-social behaviour14%
Drug offences7%
Theft6%
Burglary5%
Robbery4%
Vehicle crime4%

Stop & search

11.9

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)

30

Incidents (5yr)

Nearest station: Millwall Fire Station · 775m

Crime is +281% 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£6,459/m²
Price per ft²£600/ft²
Avg floor area107.2 m²

EPC breakdown

C
10%
D
8%
E
3%
F
1%

Based on 22 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£268,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,233
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+3%

Total change

+107%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.6%

per year

Acceleration

+34.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£318k£318k+0%20
Post-dot-com plateau2001–2004£249k£518k+107.8%1.5
Pre-crash peak2005–2007£598k£515k-13.8%2.3
GFC & correction2009–2012£465k£665k+43%1.7
Help-to-Buy recovery2013–2016£545k£855k+56.9%2
Brexit uncertainty2017–2019£575k£700k+21.7%1
Pandemic surge2021–2021£646k£646k+0%2
Rate-rise correction2022–2023£690k£633k-8.2%1
Current market2024–2025£545k£658k+20.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
3%
District
3.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
West India Quay DLR StationDLR line
2 min walk
Limehouse

Nearby stations

West India Quay DLR StationDLR
2 min walk
Canary WharfElizabeth line
4 min walk
Canary Wharf DLR StationDLR
4 min walk
Westferry DLR StationDLR
4 min walk
Poplar DLR StationDLR
5 min walk
No bus stops within 400m

71

Walkability score

444

Footpaths (500m)

16

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge22 min ↓
Victoria38 min ≈
Waterloo30 min ↓
Canary Wharf ★6 min
City26 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)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)968
Nearest car park60m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
60m
🅿️
Customers - Billingsgate Market380 spaces· yes
672m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download444 Mbps
Superfast coverage96%
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: 9.0 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: 3.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield849.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE LIMEHOUSE PRACTICE

11 GILL STREET, POPLAR, E14 8HQ

7 min walk

68%

Recommend GP

68%

Overall GP experience

8

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

221

Parks (1km)

134

Restaurants (800m)

37

Cafes (800m)

8

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

20

Sports (1km)

5

Convenience

Nearest supermarketM&S Food · 403 m
4 tennis courts4 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

317m

Post office

Nearby shops

Hot News15 m
Tesco Express267 m
Paul305 m
CM Newsagent310 m

Nearby cafes

Doner & Gyros20 m
Museum Cafe92 m
Docklands Diner225 m
Ca'puccino263 m

Nearby restaurants

Burger & Lobster28 m
Temple Lounge30 m
Pizza Pilgrims35 m
Munich Cricket Club47 m

Nearby pubs

The Sipping Room7 m
The Ledger Building136 m
Clays153 m
Fairgame190 m

Nearby gyms

PureGym84 m
The Workhouse Sports Centre323 m
The Workhouse343 m
Canary Wall386 m

Nearby pharmacies

Boots474 m
Nash Chemist645 m
Barkantine Pharmacy1.0 km
Lincoln Pharmacy1.2 km

Nearby health

Platinum Dental Care26 m
Bupa Dental Care244 m
Pure Sports Medicine260 m
Randox Health286 m
Food hygiene (5-star)83% of 264

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

A

High street health

Registered businesses

FINVICTUS 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 score48/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

88.3

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,792m
Crossrail 2 route5,663m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,984 nationally

1,593

Est. population

3,042/km²

77%

Employed

77%

Degree educated

£55,000

Median income

4.1%

Claimant rate

Urban coreMedium densityYoung professionals

23

Community stability

Age profile

40%
30%
Under 1813%
18–3440%
35–4930%
50–6412%
65+4%

Tenure

18%
65%
Own outright12%
Own (mortgage)18%
Private rent65%
Social rent5%
Shared ownership1%

Ethnicity

25%
35%
27%
White British25%
White Other35%
Asian27%
Black3%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine5%
No car household66%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent65%
Social rent4%

vs. London

Income vs London+31.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
36
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
54%
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
121
Largest scheme
802 homes · 22 -28, 22 -28, Marsh Wall, 2 Cuba Street and 17 - 23 Westferry Road, E14
Pipeline pressure
NONE

Named schemes (500m)

WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14388 homes
completed
1, 1, GARFORD STREET, E14127 homes
completed
DINGLE GARDENS, DOLPHIN LANE, STONE YARD LANE, E1471 homes
completed
82 West India Dock Road, London, E1468 homes
completed
Mary Jones House, 8, Mary Jones House, 8, Garford Street, E1 8JB58 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
18.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Maium TalukdarAspire
Saied AhmedAspire

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Key facts for E14 4AY

Full postcodeE14 4AY
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.507517
Longitude-0.022639
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