Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.50900, -0.03461

E14 8BF— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 56/100Yield 4.89%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
74
Schools
90
Transport
56
Environment
65
Investment
73

The bottom line

E14 8BF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E14 8BF

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 8BF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E14 8BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sir William Burrough Primary School

Not yet inspected · Inspected Jul 2025 · 7 min walk

KS2: 109.2

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 11 min walk

P8: +0.48A8: 51.9

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

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 20 min walk

7 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.1km

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area186.4 m²

EPC breakdown

C
6%
D
3%

Based on 9 properties · Confidence: low

Street mix

Terraced 83%Flat 17%

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£466,000
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)
RoofFlat, insulated (assumed)
Heating fuelmains gas (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

1995–2020 · CAGR

+7.3%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.5%

per year

Acceleration

-31.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£285k£600k+110.5%2
Post-dot-com plateau2001–2004£850k£1.05m+24.1%1.5
Pre-crash peak2005–2007£1.15m£1.45m+26.6%1.7
GFC & correction2009–2012£1.25m£1.58m+26.8%1
Help-to-Buy recovery2013–2015£1.58m£1.76m+11.4%1
Brexit uncertainty2018–2018£2.00m£2.00m+0%1
Pandemic surge2020–2020£1.65m£1.65m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Terraced+1.6% α
Local
14.9%
District
13.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Limehouse DLR StationDLR
7 min walk
LimehouseNational Rail
7 min walk
Westferry DLR StationDLR
7 min walk
West India Quay DLR StationDLR
13 min walk
Canary Wharf DLR StationDLR
13 min walk
No bus stops within 400m

50

Walkability score

221

Footpaths (500m)

8

Santander docks (800m)

0.4 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)132
Nearest car park301m
Santander docks (800m)8
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
705m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 13%
Below 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

6 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

559

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 494 m
4 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.0km

Post office

Nearby shops

Riverside Store84 m
Jalalabad Superstore444 m
Tesco Express481 m
Excel Wine & Spirits485 m

Nearby cafes

Three Colt Street Gallery & Cafe335 m
Vesuvio377 m
Anchor Cafe536 m
Frank's Cafe546 m

Nearby restaurants

Bread Street Kitchen & Bar - Limehouse236 m
Holy Cow313 m
Area 51322 m
La Figa355 m

Nearby pubs

The Grapes48 m
Jamboree423 m
5b Urban Bar426 m
The Blacksmiths Arms432 m

Nearby gyms

PureGym412 m
Tai Chi Centre419 m
St Paul's Sports Ground501 m
Canary Wall501 m

Nearby pharmacies

Nash Chemist557 m
Sinclairs Pharmacy1.0 km

Nearby health

UltraSmile Dentistry286 m
CAMHS Tower Hamlets482 m
Salmon Lane Dental Care503 m
SDA Dental Studio535 m
Food hygiene (5-star)61% of 71

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

34 STS MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

73

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

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

62.5

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,512m
Crossrail 2 route5,022m

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)
75
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
54%
Historic landfill (400m)
1
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
Largest scheme
319 homes · 721-737, 721-737, Commercial Road, 2-22 Lowell Street, E1
Pipeline pressure
NONE

Named schemes (500m)

721-737, 721-737, Commercial Road, 2-22 Lowell Street, E1319 homes
completed
LAND AT INC RAILWAY VIADUCT BETWEEN 675 TO 681, LAND AT INC RAILWAY VIADUCT BETWEEN 675 TO 681, COMMERCIAL ROAD, SALMON LANE, LOWELL STREET, E1150 homes
completed
LAND BETWEEN LIMEHOUSE BASIN AND, LAND BETWEEN LIMEHOUSE BASIN AND, NORTHEY STREET, E14146 homes
completed
DUNDEE WHARF (SITE G), DUNDEE WHARF (SITE G), THREE COLT STREET, E14132 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, NARROW STREET, NORTHEY STREET, SHOULDER OF MUTTON ALLEY, E14118 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 8BF

Full postcodeE14 8BF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.509004
Longitude-0.034608
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