Limehouse · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51082, -0.03820

E14 7JT— Limehouse, Tower Hamlets

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 66/100Yield 3.97%

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
81
Schools
60
Transport
66
Environment
66
Investment
57

The bottom line

E14 7JT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £575,000 median — a strong choice for Families and Young professionals.

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Location

E14 7JT

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 avg price+10.6% vs London avg
vs London income+15.5% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for E14 7JT

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

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“The practical family move”

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How E14 7JT 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 · 5 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.5 incidents per 1,000 residents

Better than 81% of London
↑ Rising 775.0%

from a low base — still below London average

-73% vs borough

Crime by type

Other23%
Violence & sexual offences23%
Anti-social behaviour20%
Burglary17%
Vehicle crime9%
Theft6%
Robbery3%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.4km

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

£575,000

Median sale price

Above London median by 11%

£575,000 is 11% above the London median (£520,000)

+6.7%

This year

Flat

Dominant type

Price history

5-year change
-7.3%
Sales (24 months)10
New build0.0%
Avg flat£575,000
Price per m²£7,353/m²
Price per ft²£683/ft²
Avg floor area77.1 m²

EPC breakdown

B
16%
C
52%
D
9%
E
5%

Based on 82 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£16,250
First-time buyerFTB
£7,500
Additional propertyBTL/2nd
£33,500

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

11.9×

Price-to-income

£2,876/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£192,750
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
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

1999–2026 · CAGR

+4.9%

Total change

+261%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.0%

per year

Acceleration

+12.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 202 sales

Property Type Mix

Total: 202 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£180k£220k+22.2%45
Post-dot-com plateau2001–2004£275k£320k+16.4%8.8
Pre-crash peak2005–2007£321k£410k+27.8%5
GFC & correction2008–2012£304k£436k+43.5%3.6
Help-to-Buy recovery2013–2016£495k£820k+65.7%3.8
Brexit uncertainty2017–2019£595k£640k+7.6%2.7
Pandemic surge2021–2021£620k£620k+0%2
Rate-rise correction2022–2023£623k£608k-2.4%3
Current market2024–2026£560k£650k+16.1%4.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
4.5%
District
4.2%

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 Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Limehouse DLR StationDLR
3 min walk
LimehouseNational Rail
3 min walk
Westferry DLR StationDLR
10 min walk
Shadwell DLR StationDLR
16 min walk
Shadwell Rail StationWindrush
16 min walk
2 bus routes · 3 stops within 400m · 40 buses/hr peak

72

Walkability score

346

Footpaths (500m)

9

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

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)156
Nearest car park47m
Santander docks (800m)9
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
762m

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: 2.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.7 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

8 min walk

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

636

Parks (1km)

25

Restaurants (800m)

6

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 444 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

771m

Post office

Nearby shops

Limehouse News212 m
Tesco Express221 m
Grocery Station222 m
Riverside Store240 m

Nearby cafes

Yurt Café235 m
Frank's Cafe244 m
Popular Cafe354 m
Two Magpies434 m

Nearby restaurants

Area 5171 m
Holy Cow96 m
La Figa118 m
Bread Street Kitchen & Bar - Limehouse132 m

Nearby pubs

The Crown227 m
The Clement Attlee242 m
The Old Ship332 m
The Queen's Head338 m

Nearby gyms

Tai Chi Centre139 m
PureGym208 m
St Paul's Sports Ground536 m
Canary Wall754 m

Nearby pharmacies

Nash Chemist701 m
Sinclairs Pharmacy778 m

Nearby health

UltraSmile Dentistry290 m
Salmon Lane Dental Care445 m
CAMHS Tower Hamlets662 m
E14 Dental Centre698 m
Food hygiene (5-star)65% of 89

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

ALL STARS OUT OF SCHOOL CLUB ILFORD LIMITED
CONNECT DG LIMITED
HYDKIKAHANI LTD
PPBR LTD.

Investment

Investment grade, yield and market outlook

57

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score20/100
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

73

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,558m
Crossrail 2 route4,711m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,781 nationally

1,321

Est. population

30,000/km²

84%

Employed

79%

Degree educated

£48,500

Median income

2.2%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

48%
27%
Under 1811%
18–3448%
35–4927%
50–6411%
65+4%

Tenure

20%
54%
Own outright12%
Own (mortgage)20%
Private rent54%
Social rent12%
Shared ownership1%

Ethnicity

32%
34%
21%
White British32%
White Other34%
Asian21%
Black4%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional73%
Routine / semi-routine7%
No car household62%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent54%
Social rent12%

vs. London

Income vs London+15.5%
Price vs London+10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
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)
21
Largest scheme
319 homes · 721-737, 721-737, Commercial Road, 2-22 Lowell Street, E1
Pipeline pressure
NONE

Named schemes (500m)

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
Land fronting, Land fronting, Commercial Road, East of Branch Road, E14102 homes
completed

Politics

Local councillors and MP

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

Councillors

James KingLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£575,000)

£16,250

Standard buyer

£7,500

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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 7JT

Full postcodeE14 7JT
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510818
Longitude-0.038205
Parliamentary constituencyBethnal Green and Stepney
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