Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.51216, -0.03558

E14 7FQ— Limehouse, Tower Hamlets

Location and area intelligence for E14 7FQ, Limehouse, Tower Hamlets

The family fortress

 

Top 10% LondonSchools 100%Safety 76/100Transport 64/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
76
Schools
60
Transport
64
Environment
78
Investment
60

The bottom line

E14 7FQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 7FQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+17.6% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for E14 7FQ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E14 7FQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Sir William Burrough Primary School

Not yet inspected · Inspected Jul 2025 · 3 min walk

KS2: 109.2

—

Secondary

Stepney All Saints Church of England Secondary School

Not yet inspected · 9 min walk

P8: +0.79A8: 58.5

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 16 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
↑ Rising 447.6%

-41% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour17%
Burglary9%
Drug offences8%
Vehicle crime8%
Theft5%
Robbery2%

Stop & search

4.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.4km

Crime is 13% below 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£6,413/m²
Price per ft²£596/ft²
Avg floor area69.9 m²

EPC breakdown

B
34%
C
20%

Based on 54 properties · Confidence: high

Street mix

Flat 98%Other 2%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£174,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.26 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+-2.6%

Total change

-21%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.2%

per year

Acceleration

-20.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 57 sales

Property Type Mix

Total: 57 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£480k£480k+0%39
Brexit uncertainty2017–2019£499k£597k+19.7%2.7
Pandemic surge2020–2021£600k£500k-16.7%2
Rate-rise correction2022–2023£541k£575k+6.4%1.5
Current market2024–2025£529k£380k-28.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
1.2%
District
1.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Limehouse DLR StationDLR line
3.3 min walk
Limehouse

Nearby stations

Limehouse DLR StationDLR
4 min walk
LimehouseNational Rail
4 min walk
Westferry DLR StationDLR
9 min walk
West India Quay DLR StationDLR
15 min walk
Canary Wharf DLR StationDLR
16 min walk
No bus stops within 400m

64

Walkability score

378

Footpaths (500m)

11

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria44 min ↑
Waterloo38 min ≈
Canary Wharf ★17 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)170
Nearest car park120m
Santander docks (800m)11
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
533m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 10%
More green space than 97% of London

Nearest SSSI: Walthamstow Marshes SSSI — 6.5 km

Energy

Solar: 850 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 yield849.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

6 min walk

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

659

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

23

Sports (1km)

5

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 209 m
6 tennis courts3 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

679m

Post office

Nearby shops

Tesco Express177 m
Excel Wine & Spirits209 m
D.M. News210 m
Local Food Store210 m

Nearby cafes

Anchor Cafe245 m
Frank's Cafe281 m
Yurt Café366 m
Popular Cafe459 m

Nearby restaurants

Kirvem169 m
Basilico197 m
Pizza Next Door219 m
PFC232 m

Nearby pubs

The Crown161 m
Prince Regent242 m
The Queen's Head288 m
The Clement Attlee321 m

Nearby gyms

PureGym88 m
Tai Chi Centre177 m
Canary Wall624 m
Revolution Karting722 m

Nearby pharmacies

Nash Chemist504 m
Sinclairs Pharmacy685 m

Nearby health

UltraSmile Dentistry117 m
Salmon Lane Dental Care210 m
CAMHS Tower Hamlets488 m
E14 Dental Centre500 m
Food hygiene (5-star)62% of 86

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

NOIR & CO. LONDON LTD.

Investment

Investment grade, yield and market outlook

60

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 score21/100
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

69.6

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,779m
Crossrail 2 route4,700m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,643 nationally

2,031

Est. population

30,000/km²

72%

Employed

60%

Degree educated

£49,400

Median income

5.0%

Claimant rate

Inner cityVery high densityYoung professionals

24

Community stability

Age profile

17%
48%
26%
Under 1817%
18–3448%
35–4926%
50–647%
65+2%

Tenure

18%
54%
19%
Own outright5%
Own (mortgage)19%
Private rent54%
Social rent19%
Shared ownership3%
Rent free0%

Ethnicity

22%
25%
36%
White British22%
White Other25%
Asian36%
Black6%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household73%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent54%
Social rent19%

vs. London

Income vs London+17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
78
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
Largest scheme
319 homes · 721-737, 721-737, Commercial Road, 2-22 Lowell Street, E1
Pipeline pressure
NONE

Named schemes (500m)

721-737, 721-737, Commercial Road, 2-22 Lowell Street, E1319 homes
completed
FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, NARROW STREET, HORSEFERRY ROAD (410-420), E14263 homes
completed
LAND AT INC RAILWAY VIADUCT BETWEEN 675 TO 681, LAND AT INC RAILWAY VIADUCT BETWEEN 675 TO 681, COMMERCIAL ROAD, SALMON LANE, LOWELL STREET, E1150 homes
completed
LAND BETWEEN LIMEHOUSE BASIN AND, LAND BETWEEN LIMEHOUSE BASIN AND, NORTHEY STREET, E14146 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, NARROW STREET, NORTHEY STREET, SHOULDER OF MUTTON ALLEY, E14118 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
40.2%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

James KingLabour

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Key facts for E14 7FQ

Full postcodeE14 7FQ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.512159
Longitude-0.035582
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