Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.50949, -0.02931

E14 8AG— Limehouse, Tower Hamlets

Location and area intelligence for E14 8AG, Limehouse, Tower Hamlets

City living at its best

 

Bottom 25% LondonSchools 100%Safety 61/100Transport 72/100Yield 4.89%

Best for: Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
61
Schools
90
Transport
72
Environment
71
Investment
71

The bottom line

E14 8AG offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — a strong choice for Commuters and Investors.

Less suited to Families.

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Location

E14 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.6% vs London avg
vs London crime+128.0% vs London avg

Deep-dive guides for E14 8AG

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

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How E14 8AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cyril Jackson Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 106.9

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 15 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

148.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 379.6%

+54% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour18%
Drug offences7%
Burglary7%
Theft6%
Vehicle crime6%
Robbery3%

Stop & search

10.0

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: Millwall Fire Station · 1.0km

Crime is +128% above London average

Property

Prices, sales volume and market trends

Avg floor area66.4 m²

EPC breakdown

C
13%
D
3%

Based on 16 properties · Confidence: medium

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£166,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2017 · CAGR

+5.8%

Total change

+122%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

-40.69

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£160k£160k+0%1
Help-to-Buy recovery2013–2014£217k£325k+49.8%1
Brexit uncertainty2017–2017£355k£355k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Westferry DLR StationDLR line
2.1 min walk
Limehouse

Nearby stations

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

62

Walkability score

417

Footpaths (500m)

14

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge22 min ↓
Victoria38 min ≈
Waterloo30 min ↓
Canary Wharf ★6 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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)666
Nearest car park162m
Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
481m
🅿️
Lidl Car Park56 spaces· no
514m

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: 3.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.9 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

THE LIMEHOUSE PRACTICE

11 GILL STREET, POPLAR, E14 8HQ

3 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.7 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

174

Parks (1km)

34

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

3

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 511 m
5 tennis courts2 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)

737m

Post office

Nearby shops

Jalalabad Superstore100 m
West India Store247 m
VSE Wines280 m
Limehouse Newsagent287 m

Nearby cafes

Three Colt Street Gallery & Cafe66 m
Vesuvio114 m
LA’Chi302 m
Beans & Beyond304 m

Nearby restaurants

Limehouse Foods Ltd.110 m
Spice Merchants160 m
Thyme215 m
Domino's227 m

Nearby pubs

Jamboree204 m
5b Urban Bar207 m
Star of the East306 m
Quadrato Bar & Lounge310 m

Nearby gyms

Canary Wall129 m
Virgin Active342 m
PureGym432 m
Tai Chi Centre675 m

Nearby pharmacies

Nash Chemist300 m
Lincoln Pharmacy1.0 km

Nearby health

SDA Dental Studio164 m
CAMHS Tower Hamlets203 m
E14 Dental Centre301 m
Lyca Health Canary Wharf386 m
Food hygiene (5-star)67% of 101

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BECKTON FURNITURE OUTLET LTD
BRITS TRADE FURNITURE LTD
LUXURY GOODS LTD
SHAFIUL ABEDIN LIMITED

Investment

Investment grade, yield and market outlook

71

Investment score

Strong

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

52

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,745m
Crossrail 2 route5,200m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,417 nationally

1,586

Est. population

19,473/km²

57%

Employed

40%

Degree educated

£49,400

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

23%
32%
27%
13%
Under 1823%
18–3432%
35–4927%
50–6413%
65+6%

Tenure

17%
32%
43%
Own outright5%
Own (mortgage)17%
Private rent32%
Social rent43%
Shared ownership2%
Rent free1%

Ethnicity

14%
15%
55%
White British14%
White Other15%
Asian55%
Black9%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household63%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent43%
Private rent32%

vs. London

Income vs London+17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
68
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)
88
Largest scheme
388 homes · WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by Limehouse Cut, Land bounded by Limehouse Cut, St Anne Street, St Annes Row and Commercial Road, E14233 homes
completed
DUNDEE WHARF (SITE G), DUNDEE WHARF (SITE G), THREE COLT STREET, E14132 homes
completed
1, 1, GARFORD STREET, E14127 homes
completed
John Lawder House, 12, John Lawder House, 12, Gill Street, E14 8HQ83 homes
completed
Norway Wharf, 640, Norway Wharf, 640, Commercial Road, E14 7HS73 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 8AG

Full postcodeE14 8AG
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.509490
Longitude-0.029313
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
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