Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50598, -0.00979

E14 5SH— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 83%Safety 63/100Transport 65/100Yield 3.74%

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
70
Safety
63
Schools
90
Transport
65
Environment
69
Investment
51

The bottom line

E14 5SH offers exceptional schools (100% Good/Outstanding) and fast broadband at £610,000 median — a strong choice for Young professionals.

Less suited to Families.

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Location

E14 5SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+17.3% vs London avg
vs London crime+109.0% vs London avg

Deep-dive guides for E14 5SH

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

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“High-connectivity investment target”

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How E14 5SH 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 · 4 min walk

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 13 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 29 min walk

7 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)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Poplar Fire Station · 645m

Crime is +109% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£610,000

Median sale price

Above London median by 17%

£610,000 is 17% above the London median (£520,000)

+16.4%

This year

Flat

Dominant type

Price history

5-year change
-26.5%
Sales (24 months)5
New build0.0%
Avg flat£610,000
Price per m²£7,227/m²
Price per ft²£671/ft²
Avg floor area85 m²

EPC breakdown

B
11%
C
52%
D
13%
E
6%

Based on 82 properties · Confidence: high

Street mix

Terraced 2%Flat 98%Other 1%

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£18,000
First-time buyerFTB
£9,250
Additional propertyBTL/2nd
£36,300

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

£3,052/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£212,500
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
WallsCavity wall, 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

1999–2025 · CAGR

+4.6%

Total change

+223%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.2%

per year

Acceleration

-5.79

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 221 sales

Property Type Mix

Total: 221 sales

Terraced1.8%
Flat/maisonette98.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£191k£248k+29.6%36
Post-dot-com plateau2001–2004£265k£325k+22.3%16.8
Pre-crash peak2005–2007£331k£415k+25.4%9
GFC & correction2008–2012£410k£424k+3.3%3.2
Help-to-Buy recovery2013–2016£413k£605k+46.7%5.2
Brexit uncertainty2017–2019£630k£800k+27%3
Pandemic surge2020–2021£540k£830k+53.7%1
Rate-rise correction2022–2023£620k£570k-8.1%1
Current market2024–2025£610k£618k+1.2%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
4.6%
District
4.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Blackwall DLR StationDLR line
3.6 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
4 min walk
Poplar DLR StationDLR
7 min walk
All Saints DLR StationDLR
8 min walk
Canary WharfElizabeth line
8 min walk
Canary Wharf Underground StationJubilee
8 min walk
No bus stops within 400m

66

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

9

Car parks (800m)

6

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)418
Nearest car park113m
Santander docks (800m)13
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Customers - Billingsgate Market380 spaces· yes
244m
🅿️
Docklands Parking· yes
391m
🅿️
Lawn House Close Car Park· yes
653m

Connectivity

Broadband and mobile coverage

99%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed496 Mbps
Median download450 Mbps
Superfast coverage99%
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: 4.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

7 min walk

60%

Recommend GP

60%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.0 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

118

Parks (1km)

60

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

29

Sports (1km)

4

Convenience

No pubs within 400m — nearest: BrewDog (371 m)

Nearest supermarketNest · 310 m
10 tennis courts3 swimming pools4 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)

359m

Post office

Nearby shops

Riverside Store276 m
Tesco Express296 m
Poplar Wines and Spirits326 m
Signorelli360 m

Nearby cafes

Billingsgate Cafe246 m
Dock Coffee319 m
Poplar Cafe326 m
La Mook334 m

Nearby restaurants

Ayanna's London207 m
FOGG's222 m
Il Bianco257 m
E Burger304 m

Nearby pubs

BrewDog371 m
Hope & Anchor399 m
The Greenwich Pensioner404 m
Pergola422 m

Nearby gyms

More Yoga307 m
Island Studio335 m
In2Sport353 m
Elasko362 m

Nearby pharmacies

Britannia Pharmacy327 m
Boots741 m
Allen's Pharmacy855 m

Nearby health

Align & Smile291 m
Mouth389 m
Dr. Wayne Cottrell423 m
Freedom Clinics426 m
Food hygiene (5-star)69% of 191

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

AMB PROPERTY CONSULTANCY LTD
CARING WITH INTEGRITY LTD
EHENTERPRISE LTD
EVM EUROPE LIMITED
HEAD COMPUTING LIMITED

+15 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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

70.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,093m
Crossrail 2 route6,398m

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+17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
43
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 (£610,000)

£18,000

Standard buyer

£9,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

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Key facts for E14 5SH

Full postcodeE14 5SH
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.505978
Longitude-0.009794
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