Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50497, -0.00961

E14 5SG— Blackwall & Cubitt Town, Tower Hamlets

Location and area intelligence for E14 5SG, Blackwall & Cubitt Town, Tower Hamlets

Capital growth story in progress

 

Bottom 25% LondonSchools 80%Safety 63/100Transport 64/100Yield 3.53%

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
63
Schools
90
Transport
64
Environment
69
Investment
55

The bottom line

E14 5SG offers exceptional schools (100% Good/Outstanding) and fast broadband at £645,000 median — a strong choice for Most buyers.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E14 5SG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E14 5SG meets your needs.

Location

E14 5SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+24.0% vs London avg
vs London crime+109.0% vs London avg

Deep-dive guides for E14 5SG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E14 5SG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🍕 Buzzing

“Capital growth story in progress”

Share:WhatsAppShare on X

How E14 5SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Mulberry Wood Wharf Primary School

Not yet inspected · Inspected May 2025 · 3 min walk

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 15 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

135.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 329.2%

+40% vs borough

Crime by type

Other30%
Anti-social behaviour26%
Violence & sexual offences20%
Vehicle crime7%
Drug offences6%
Theft5%
Burglary4%
Robbery2%

Stop & search

5.3

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)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 749m

Crime is +109% above London average

Property

2 Jul

Prices, sales volume and market trends

£645,000

Median sale price

Above London median by 24%

£645,000 is 24% above the London median (£520,000)

+25.3%

This year

Flat

Dominant type

Price history

5-year change
+28.6%
Sales (24 months)9
New build0.0%
Avg flat£645,000
Price per m²£7,706/m²
Price per ft²£716/ft²
Avg floor area83.1 m²

EPC breakdown

B
25%
C
33%
D
9%

Based on 67 properties · Confidence: high

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

Stamp duty

Standard buyer£19,750
First-time buyerFTB
£19,750
Additional propertyBTL/2nd
£39,100

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

£3,227/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£207,750
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+4.3%

Total change

+202%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.1%

per year

Acceleration

+10.22

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 132 sales

Property Type Mix

Total: 132 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£224k£224k+0%66
Post-dot-com plateau2001–2004£300k£355k+18.3%3.8
Pre-crash peak2005–2007£351k£436k+24.3%4.3
GFC & correction2009–2012£393k£486k+23.8%3
Help-to-Buy recovery2013–2016£490k£555k+13.3%2.2
Brexit uncertainty2017–2019£758k£525k-30.7%1.3
Rate-rise correction2022–2023£500k£637k+27.4%1
Current market2024–2026£650k£675k+3.8%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
4.3%
District
3.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Blackwall DLR StationDLR line
4.6 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
5 min walk
Canary Wharf Underground StationJubilee
8 min walk
Poplar DLR StationDLR
8 min walk
Canary WharfElizabeth line
8 min walk
South Quay DLR StationDLR
9 min walk
No bus stops within 400m

62

Walkability score

292

Footpaths (500m)

13

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★15 min
City30 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

8

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)418
Nearest car park138m
Santander docks (800m)13
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Customers - Billingsgate Market380 spaces· yes
317m
🅿️
Docklands Parking· yes
481m
🅿️
Lawn House Close Car Park· yes
544m

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: 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: 4.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

GOUGH WALK PRACTICE

NEWBY PLCE HLTH WELLBEING, 21 NEWBY PLACE, E14 0EY

8 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

56

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

12

Gyms (1km)

21

Sports (1km)

3

Convenience

No pubs within 400m — nearest: BrewDog (355 m)

Nearest supermarketNest · 416 m
4 tennis courts3 swimming pools2 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)

2

Cinemas (2km)

332m

Post office

Nearby shops

Signorelli259 m
Vantage News and Food Store260 m
Riverside Store272 m
Morrisons Daily319 m

Nearby cafes

Supsershakes283 m
Billingsgate Cafe289 m
Cafe Seek320 m
Joe & The Juice347 m

Nearby restaurants

Ayanna's London184 m
Mama Li254 m
Ong Lai Kopitiam283 m
FOGG's284 m

Nearby pubs

BrewDog355 m
Crate360 m
The Gun373 m
Qube East387 m

Nearby gyms

Island Studio231 m
In2Sport240 m
Third Space298 m
MoreYoga327 m

Nearby pharmacies

Britannia Pharmacy439 m
Boots541 m
Allen's Pharmacy744 m

Nearby health

Align & Smile278 m
Mouth360 m
JM Radiology Reporting404 m
Dr. Wayne Cottrell422 m
Food hygiene (5-star)67% of 199

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

AI & AK LIMITED
GREENPRO LTD

Investment

Investment grade, yield and market outlook

55

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

71.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,000m
Crossrail 2 route6,486m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,484 nationally

2,058

Est. population

7,301/km²

76%

Employed

72%

Degree educated

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

27

Community stability

Age profile

16%
48%
25%
Under 1816%
18–3448%
35–4925%
50–648%
65+3%

Tenure

18%
55%
16%
Own outright11%
Own (mortgage)18%
Private rent55%
Social rent16%
Shared ownership1%

Ethnicity

20%
24%
38%
White British20%
White Other24%
Asian38%
Black8%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household68%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent55%
Social rent16%

vs. London

Price vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
Historic landfill (400m)
1
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
556 homes · NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

Building C, New Providence Wharf, Building C, New Providence Wharf, Blackwall Way, E14484 homes
completed
POPLAR DOCK, POPLAR DOCK, TRAFALGAR WAY, E14256 homes
completed
East Of Poplar Business Park and south west of junction, East Of Poplar Business Park and south west of junction, PRESTONS ROAD, Poplar High Street, E14 9RL243 homes
completed
Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Poplar High Street, Preston's Road, E14243 homes
completed
Building B, Charrington Wharf, Building B, Charrington Wharf, Blackwall Way, Isle of Dogs, E14232 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
10.9%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Abdul MalikAspire
Ahmodur Rahman KhanAspire
Bellal UddinAspire

Stamp Duty & Affordability Calculator

Stamp duty on median price (£645,000)

£19,750

Standard buyer

£19,750

First-time buyer

Affordability check — your annual salary

£

Deposit

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

Live in E14 5SG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E14 5SG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

What else could £645k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E14 5SG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E14 5SG

Full postcodeE14 5SG
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.504967
Longitude-0.009608
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