Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.50774, -0.03040

E14 8AX— Limehouse, Tower Hamlets

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

The practical family move

 

Schools 100%Safety 74/100Transport 59/100Low yield 3.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
74
Schools
90
Transport
59
Environment
71
Investment
52

The bottom line

E14 8AX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £710,000 median — a strong choice for Families.

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Location

E14 8AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+36.5% vs London avg
vs London income+17.6% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for E14 8AX

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

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How E14 8AX 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 · 4 min walk

KS2: 106.9

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 13 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 23 min walk

8 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Millwall Fire Station · 843m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

£710,000

Median sale price

Above London median by 37%

£710,000 is 37% above the London median (£520,000)

-10.7%

This year

Flat

Dominant type

Price history

5-year change
-45.6%
Sales (24 months)8
New build0.0%
Avg flat£710,000
Price per m²£8,483/m²
Price per ft²£788/ft²
Avg floor area82.1 m²

EPC breakdown

B
5%
C
32%
D
20%
E
2%

Based on 59 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£23,000
First-time buyerFTB
£23,000
Additional propertyBTL/2nd
£44,300

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

14.4×

Price-to-income

£3,552/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£205,250
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.5%

Total change

+398%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.6%

per year

Acceleration

-35.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 172 sales

Property Type Mix

Total: 172 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£135k£300k+123%17.2
Post-dot-com plateau2001–2004£329k£387k+17.5%5.5
Pre-crash peak2005–2007£407k£420k+3.3%4.7
GFC & correction2008–2012£380k£760k+100%2.6
Help-to-Buy recovery2013–2016£565k£874k+54.7%4
Brexit uncertainty2017–2019£717k£685k-4.5%1.3
Pandemic surge2021–2021£1.30m£1.30m+0%1
Rate-rise correction2022–2023£694k£623k-10.3%4
Current market2024–2026£750k£670k-10.7%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
4.1%
District
4.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing9
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
3.8 min walk
Limehouse

Nearby stations

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

53

Walkability score

290

Footpaths (500m)

10

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 park123m
Santander docks (800m)10
Nearest cycle dock0.2 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
530m
🅿️
Lidl Car Park56 spaces· no
718m

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 AONB10% green spaceTree canopy: 10%
Below 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

5 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 · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

32

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 657 m
5 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

675m

Post office

Nearby shops

Jalalabad Superstore308 m
Riverside Store409 m
VSE Wines428 m
Limehouse Newsagent429 m

Nearby cafes

Vesuvio113 m
Three Colt Street Gallery & Cafe144 m
Brera257 m
Docklands Diner318 m

Nearby restaurants

Mala113 m
Quadrato Restaurant210 m
Korean BBQ House224 m
Spice Merchants285 m

Nearby pubs

Quadrato Bar & Lounge182 m
The Grapes277 m
The Blacksmiths Arms381 m
Jamboree399 m

Nearby gyms

Virgin Active189 m
Canary Wall299 m
PureGym476 m
Padium697 m

Nearby pharmacies

Nash Chemist508 m
Barkantine Pharmacy1.1 km

Nearby health

Lyca Health Canary Wharf298 m
SDA Dental Studio327 m
Bupa Dental Care343 m
CAMHS Tower Hamlets411 m
Food hygiene (5-star)67% of 93

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

BRAIN INNOVATION HOUSE LTD
DRUMSTOCK ASSOCIATES LIMITED
HAMPSON FILMS LIMITED
KKRT LTD
LONDON DEBT COLLECTORS LIMITED

+5 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months7

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

58/100

Velocity score

Future outlook

58.3

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,539m
Crossrail 2 route5,309m

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%
Price vs London+36.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
69
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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)
3
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
82 West India Dock Road, London, E1468 homes
completed
SITE B, ST VINCENTS, SITE B, ST VINCENTS, MILLIGAN STREET, E1451 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£710,000)

£23,000

Standard buyer

£23,000

First-time buyer

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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Key facts for E14 8AX

Full postcodeE14 8AX
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.507737
Longitude-0.030397
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