Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.51181, -0.03274

E14 7HW— Limehouse, Tower Hamlets

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

The family fortress

 

Schools 100%Safety 66/100Transport 66/100Yield 5.85%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
68
Safety
66
Schools
90
Transport
66
Environment
78
Investment
60

The bottom line

E14 7HW offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £390,000 median — a strong choice for Families and Young professionals.

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Location

E14 7HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-25.0% vs London avg
vs London income+17.6% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for E14 7HW

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E14 7HW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stepney Greencoat Church of England Primary School

Good · Inspected Feb 2023 · 3 min walk

KS2: 102.7

—

Secondary

Mulberry Stepney Green Mathematics and Computing College

Not yet inspected · 13 min walk

P8: +0.14A8: 51.1

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 515.8%

+26% vs borough

Crime by type

Other29%
Anti-social behaviour25%
Violence & sexual offences21%
Burglary11%
Drug offences6%
Vehicle crime4%
Theft3%
Robbery2%

Stop & search

4.7

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 · 1.3km

Crime is +87% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£390,000

Median sale price

25% below London median

£390,000 is 25% below the London median (£520,000)

-25.4%

This year

Flat

Dominant type

Price history

5-year change
-15.0%
Sales (24 months)6
New build0.0%
Avg flat£390,000
Price per m²£5,372/m²
Price per ft²£499/ft²
Avg floor area72.7 m²

EPC breakdown

B
4%
C
37%
D
10%
E
1%

Based on 52 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£7,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,700

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

7.9×

Price-to-income

£1,951/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£181,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
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

2006–2026 · CAGR

+0.4%

Total change

+8%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.0%

per year

Acceleration

-12.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 105 sales

Property Type Mix

Total: 105 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£278k£278k+0%56
GFC & correction2009–2011£395k£135k-65.8%1
Help-to-Buy recovery2013–2016£365k£450k+23.3%7.5
Brexit uncertainty2017–2019£475k£390k-17.9%2.3
Pandemic surge2020–2021£405k£459k+13.3%1.5
Current market2025–2026£400k£300k-25%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
1.9%
District
3%

CAGR over 19yr 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 Velocity100
Sales Volume15
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Westferry DLR StationDLR line
5.9 min walk
Limehouse

Nearby stations

Westferry DLR StationDLR
6 min walk
Limehouse DLR StationDLR
6 min walk
LimehouseNational Rail
6 min walk
West India Quay DLR StationDLR
13 min walk
Canary Wharf DLR StationDLR
14 min walk
No bus stops within 400m

62

Walkability score

329

Footpaths (500m)

12

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)

1

EV chargers (800m)

Total spaces (800m)170
Nearest car park91m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
385m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Walthamstow Marshes SSSI — 6.6 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

3 min walk

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

648

Parks (1km)

30

Restaurants (800m)

6

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

23

Sports (1km)

3

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 176 m
7 tennis courts3 swimming pools5 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)

2

Cinemas (2km)

813m

Post office

Nearby shops

Excel Wine & Spirits164 m
Local Food Store183 m
D.M. News193 m
All Seasons Food & Wine262 m

Nearby cafes

Anchor Cafe214 m
Beans & Beyond317 m
Three Colt Street Gallery & Cafe377 m
Vesuvio445 m

Nearby restaurants

Mario's Pizza189 m
Planet Pizza194 m
Indiana198 m
Pizza Next Door226 m

Nearby pubs

5b Urban Bar215 m
Jamboree215 m
Star of the East281 m
The Grapes342 m

Nearby gyms

PureGym287 m
Tai Chi Centre375 m
Canary Wall432 m
Virgin Active662 m

Nearby pharmacies

Nash Chemist309 m
Sinclairs Pharmacy819 m
Lincoln Pharmacy902 m

Nearby health

UltraSmile Dentistry105 m
Salmon Lane Dental Care188 m
CAMHS Tower Hamlets287 m
E14 Dental Centre305 m
Food hygiene (5-star)61% of 67

Business

Local businesses registered here

Active businesses
3
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

2J.25 LTD
JPOWERDATA LTD
SRN CONSULTING 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
5.8% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

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

25/100

Velocity score

Future outlook

67.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,847m
Crossrail 2 route4,849m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,009 nationally

1,924

Est. population

24,591/km²

78%

Employed

66%

Degree educated

£49,400

Median income

2.2%

Claimant rate

Urban coreVery high densityYoung professionals

28

Community stability

Age profile

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

Tenure

20%
50%
17%
Own outright9%
Own (mortgage)20%
Private rent50%
Social rent17%
Shared ownership3%
Rent free0%

Ethnicity

31%
29%
24%
White British31%
White Other29%
Asian24%
Black7%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine11%
No car household67%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent50%
Social rent17%

vs. London

Income vs London+17.6%
Price vs London-25.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)
0
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
104
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
Land bounded by Limehouse Cut, Land bounded by Limehouse Cut, St Anne Street, St Annes Row and Commercial Road, E14233 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£390,000)

£7,000

Standard buyer

£0

First-time buyer

Save £7,000

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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 7HW

Full postcodeE14 7HW
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.511814
Longitude-0.032743
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