Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.51061, -0.02730

E14 8AL— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 61/100Transport 67/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
69
Safety
61
Schools
90
Transport
67
Environment
85
Investment
57

The bottom line

E14 8AL offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E14 8AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E14 8AL

🛡️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 8AL 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 · 2 min walk

KS2: 106.9

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 15 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 23 min walk

11 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

88

Road safety score

4

Accidents (5yr)

2

KSI (5yr)

11

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.1km

Crime is +128% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,929/m²
Price per ft²£644/ft²
Avg floor area54.3 m²

EPC breakdown

B
5%
C
23%
D
6%

Based on 34 properties · Confidence: high

Street mix

Detached 2%Flat 98%

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£135,750
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 CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+4%

Total change

+176%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

-10.19

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 62 sales

Property Type Mix

Total: 62 sales

Detached1.6%
Flat/maisonette98.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£134k£117k-12.7%12
Post-dot-com plateau2002–2004£167k£210k+25.7%2
Pre-crash peak2005–2007£170k£215k+26.5%5
GFC & correction2010–2011£295k£260k-12%1.5
Help-to-Buy recovery2013–2016£207k£335k+62.2%1.2
Brexit uncertainty2018–2019£333k£320k-3.8%1
Pandemic surge2020–2021£255k£315k+23.5%1
Rate-rise correction2022–2023£324k£363k+12.1%2
Current market2025–2025£370k£370k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
3.8%
District
4.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Westferry DLR StationDLR line
1.6 min walk
Limehouse

Nearby stations

Westferry DLR StationDLR
2 min walk
West India Quay DLR StationDLR
8 min walk
Canary WharfElizabeth line
9 min walk
Poplar DLR StationDLR
9 min walk
Canary Wharf DLR StationDLR
10 min walk
No bus stops within 400m

62

Walkability score

464

Footpaths (500m)

14

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria47 min ↑
Waterloo41 min ↑
Canary Wharf ★16 min
City29 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)648
Nearest car park207m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
397m
🅿️
West India Quay Car Park558 spaces· yes
424m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 6.8 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

2 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

175

Parks (1km)

36

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

6

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 516 m
4 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

754m

Post office

Nearby shops

Jalalabad Superstore94 m
West India Store94 m
VSE Wines155 m
Limehouse Newsagent169 m

Nearby cafes

Beans & Beyond181 m
LA’Chi190 m
Three Colt Street Gallery & Cafe250 m
Vesuvio274 m

Nearby restaurants

DFC Chicken & Wings99 m
Tops Pizza104 m
New Beijing Chinese Restaurant111 m
Domino's113 m

Nearby pubs

Jamboree187 m
5b Urban Bar188 m
Star of the East206 m
The Ledger Building377 m

Nearby gyms

Canary Wall99 m
PureGym389 m
Virgin Active473 m
The Workhouse Sports Centre671 m

Nearby pharmacies

Nash Chemist181 m
Lincoln Pharmacy866 m

Nearby health

SDA Dental Studio96 m
CAMHS Tower Hamlets122 m
E14 Dental Centre185 m
Platinum Dental Care451 m
Food hygiene (5-star)69% of 114

Business

Local businesses registered here

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

High street

A

High street health

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
4.9% (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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.5

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,923m
Crossrail 2 route5,192m

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)
56
Live planning apps (800m)
1
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)
88
Largest scheme
490 homes · Former Blessed John Roche Secondary School, Former Blessed John Roche Secondary School, Upper North Street, E14 6ER
Pipeline pressure
NONE

Named schemes (500m)

WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14388 homes
completed
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
Site North Of Copenhagen House, Site North Of Copenhagen House, Copenhagen Place, E14 7EU110 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 8AL

Full postcodeE14 8AL
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510608
Longitude-0.027304
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