Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.50812, -0.02813

E14 8AU— Limehouse, Tower Hamlets

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 61/100Transport 76/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Commuters, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
70
Safety
61
Schools
90
Transport
76
Environment
71
Investment
60

The bottom line

E14 8AU offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — strong value for Commuters and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E14 8AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 8AU

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

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How E14 8AU 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 · 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 · 27 min walk

9 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

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Millwall Fire Station · 835m

Crime is +128% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,240/m²
Price per ft²£673/ft²
Avg floor area78.9 m²

EPC breakdown

B
1%
C
29%
D
6%
E
1%

Based on 37 properties · Confidence: high

Street mix

Semi 3%Terraced 56%Flat 41%

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£197,250
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)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+4.5%

Total change

+256%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.7%

per year

Acceleration

-35.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 63 sales

Property Type Mix

Total: 63 sales

Semi-detached3.2%
Terraced55.6%
Flat/maisonette41.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£120k£174k+44.6%6.2
Post-dot-com plateau2001–2004£240k£275k+14.6%2.8
Pre-crash peak2005–2006£331k£362k+9.4%4
GFC & correction2009–2012£315k£404k+28.1%1.5
Help-to-Buy recovery2014–2016£630k£586k-7%1.5
Brexit uncertainty2017–2019£430k£875k+103.5%1
Pandemic surge2021–2021£498k£498k+0%2
Rate-rise correction2022–2023£420k£700k+66.7%2
Current market2024–2025£685k£427k-37.7%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-1.9% alpha

Terraced+0.2% α
Local
9.6%
District
9.4%
Flat/maisonette-1.9% α
Local
5.1%
District
7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 88% of London
Westferry DLR StationDLR line
2.1 min walk
Limehouse

Nearby stations

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

58

Walkability score

379

Footpaths (500m)

10

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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)644
Nearest car park40m
Santander docks (800m)10
Nearest cycle dock0.2 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
372m
🅿️
Lidl Car Park56 spaces· no
665m

Connectivity

Broadband and mobile coverage

100%

Full fibre

60%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed340 Mbps
Median download350 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: 3.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.1 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

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.9 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

134

Parks (1km)

40

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

4

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 684 m
5 tennis courts2 swimming pools4 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)

572m

Post office

Nearby shops

Jalalabad Superstore238 m
Limehouse Newsagent278 m
VSE Wines280 m
West India Store370 m

Nearby cafes

Vesuvio86 m
Three Colt Street Gallery & Cafe148 m
Docklands Diner181 m
Brera232 m

Nearby restaurants

Mala140 m
Spice Merchants143 m
Quadrato Restaurant177 m
Korean BBQ House221 m

Nearby pubs

Quadrato Bar & Lounge149 m
The Ledger Building251 m
Jamboree371 m
5b Urban Bar374 m

Nearby gyms

Canary Wall180 m
Virgin Active190 m
PureGym318 m
Padium633 m

Nearby pharmacies

Nash Chemist444 m
Barkantine Pharmacy1.1 km
Lincoln Pharmacy1.1 km

Nearby health

SDA Dental Studio199 m
Lyca Health Canary Wharf213 m
Bupa Dental Care235 m
CAMHS Tower Hamlets353 m
Food hygiene (5-star)74% of 121

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

AI4PLANNING LTD
ALBERCOURT MANAGEMENT LIMITED
ALLIANCE EAST LONDON LIMITED
CANARY FINE LONDON JEWELLERY LTD
DUNBAR WHARF FREEHOLD LIMITED

+12 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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

Very High

Demand

Very 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

61.4

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,656m
Crossrail 2 route5,370m

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

Urban coreVery 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)
62
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)
99
Largest scheme
802 homes · 22 -28, 22 -28, Marsh Wall, 2 Cuba Street and 17 - 23 Westferry Road, E14
Pipeline pressure
NONE

Named schemes (500m)

WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14388 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
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

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Key facts for E14 8AU

Full postcodeE14 8AU
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.508122
Longitude-0.028132
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