Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.50855, -0.02984

E14 8AP— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 74/100Transport 60/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
74
Schools
90
Transport
60
Environment
71
Investment
60

The bottom line

E14 8AP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E14 8AP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E14 8AP meets your needs.

Location

E14 8AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.6% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for E14 8AP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E14 8AP with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How E14 8AP 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 · 3 min walk

KS2: 106.9

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 14 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

Alice Model Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.9 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 488.2%

-30% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences18%
Other17%
Drug offences9%
Vehicle crime9%
Burglary7%
Robbery4%
Theft2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Millwall Fire Station · 913m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,707/m²
Price per ft²£530/ft²
Avg floor area77.5 m²

EPC breakdown

B
4%
C
10%
D
21%
E
10%
G
2%

Based on 47 properties · Confidence: high

Street mix

Terraced 4%Flat 93%Other 3%

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£193,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
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

1995–2025 · CAGR

+5.5%

Total change

+395%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.6%

per year

Acceleration

+47.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 95 sales

Property Type Mix

Total: 95 sales

Terraced4.2%
Flat/maisonette95.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£94k£200k+112.8%6
Post-dot-com plateau2001–2004£240k£229k-4.8%3.5
Pre-crash peak2005–2007£286k£421k+47.5%3.3
GFC & correction2008–2012£1.03m£500k-51.7%2
Help-to-Buy recovery2013–2016£645k£837k+29.7%2.8
Brexit uncertainty2018–2019£360k£400k+11.3%1.5
Pandemic surge2020–2021£483k£465k-3.7%3
Rate-rise correction2023–2023£518k£518k+0%2
Current market2024–2025£383k£465k+21.6%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
5.5%
District
6.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

56

Walkability score

354

Footpaths (500m)

12

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria42 min ↑
Waterloo35 min ↓
Canary Wharf27 min ↓
City37 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 park95m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
493m
🅿️
Lidl Car Park56 spaces· no
623m

Connectivity

Broadband and mobile coverage

100%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed390 Mbps
Median download393 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 waterLOW
Low
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 AONB10% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.0 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

4 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 · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

34

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 587 m
5 tennis courts2 swimming pools4 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)

694m

Post office

Nearby shops

Jalalabad Superstore210 m
VSE Wines349 m
Limehouse Newsagent352 m
West India Store357 m

Nearby cafes

Vesuvio42 m
Three Colt Street Gallery & Cafe48 m
Docklands Diner308 m
Brera310 m

Nearby restaurants

Mala172 m
Spice Merchants208 m
Limehouse Foods Ltd.220 m
Quadrato Restaurant256 m

Nearby pubs

Quadrato Bar & Lounge225 m
The Grapes289 m
Jamboree307 m
5b Urban Bar310 m

Nearby gyms

Canary Wall209 m
Virgin Active249 m
PureGym440 m
Tai Chi Centre695 m

Nearby pharmacies

Nash Chemist411 m
Lincoln Pharmacy1.1 km
Barkantine Pharmacy1.2 km

Nearby health

SDA Dental Studio240 m
CAMHS Tower Hamlets314 m
Lyca Health Canary Wharf323 m
Bupa Dental Care355 m
Food hygiene (5-star)67% of 95

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

BLINK STREET LIMITED
EXECUTIVE CLASS DRYCLEANERS LIMITED
FUTURE IN FOCUS LTD
HJKL LIMITED
IMPERIUM ADVANTAGE LTD

+4 more

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

73.1

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,636m
Crossrail 2 route5,260m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,769 nationally

1,472

Est. population

13,319/km²

67%

Employed

60%

Degree educated

£49,400

Median income

3.1%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

16%
31%
25%
17%
Under 1816%
18–3431%
35–4925%
50–6417%
65+11%

Tenure

18%
22%
36%
24%
Own outright18%
Own (mortgage)22%
Private rent36%
Social rent24%
Shared ownership0%

Ethnicity

38%
21%
27%
White British38%
White Other21%
Asian27%
Black5%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household54%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent36%
Social rent24%

vs. London

Income vs London+17.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
69
Planning apps (3 years)
1
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)

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
COMMERCIAL WHARF, COMMERCIAL WHARF, ISLAND ROW, E1470 homes
completed
82 West India Dock Road, London, E1468 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

Live in E14 8AP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E14 8AP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

Similar postcodes

Frequently asked questions

📍 Track E14 8AP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E14 8AP

Full postcodeE14 8AP
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.508546
Longitude-0.029843
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