Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.51060, -0.03516

E14 8BG— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 63/100Yield 4.96%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
66
Schools
60
Transport
63
Environment
78
Investment
50

The bottom line

E14 8BG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £460,000 median — a strong choice for Families.

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Location

E14 8BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-11.5% vs London avg
vs London income+17.6% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for E14 8BG

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E14 8BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Sir William Burrough Primary School

Not yet inspected · Inspected Jul 2025 · 5 min walk

KS2: 109.2

—

Secondary

Stepney All Saints Church of England Secondary School

Not yet inspected · 11 min walk

P8: +0.79A8: 58.5

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 515.8%

+26% vs borough

Crime by type

Other29%
Anti-social behaviour25%
Violence & sexual offences21%
Burglary11%
Drug offences6%
Vehicle crime4%
Theft3%
Robbery2%

Stop & search

4.7

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 · 1.3km

Crime is +87% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£460,000

Median sale price

12% below London median

£460,000 is 12% below the London median (£520,000)

-26.3%

This year

Flat

Dominant type

Price history

5-year change
-22.0%
Sales (24 months)5
New build0.0%
Avg flat£460,000
Price per m²£6,354/m²
Price per ft²£590/ft²
Avg floor area74.9 m²

EPC breakdown

B
4%
C
43%
D
4%
E
2%

Based on 53 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£10,500
First-time buyerFTB
£1,750
Additional propertyBTL/2nd
£24,300

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

9.3×

Price-to-income

£2,301/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£187,250
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 fuelmains gas (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

1996–2026 · CAGR

+3.5%

Total change

+177%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.4%

per year

Acceleration

-24.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 171 sales

Property Type Mix

Total: 171 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£145k£230k+59.2%15.2
Post-dot-com plateau2001–2004£230k£320k+39.1%5.5
Pre-crash peak2005–2007£247k£400k+61.6%5.7
GFC & correction2008–2012£533k£364k-31.7%3.4
Help-to-Buy recovery2013–2016£423k£487k+15.3%3.2
Brexit uncertainty2017–2019£468k£460k-1.6%2.7
Pandemic surge2020–2021£440k£590k+34.1%4
Rate-rise correction2022–2023£962k£1.03m+6.9%2
Current market2024–2026£470k£400k-14.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
4.3%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing15
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
4.3 min walk
Limehouse

Nearby stations

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

57

Walkability score

307

Footpaths (500m)

10

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria44 min ↑
Waterloo38 min ≈
Canary Wharf ★17 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

14

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)132
Nearest car park144m
Santander docks (800m)10
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
601m

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: 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: 2.6 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 10%
More green space than 96% of London

Nearest SSSI: Walthamstow Marshes SSSI — 6.7 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

2

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.4 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

620

Parks (1km)

23

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 335 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)

850m

Post office

Nearby shops

Riverside Store145 m
Tesco Express311 m
Excel Wine & Spirits328 m
Local Food Store339 m

Nearby cafes

Anchor Cafe376 m
Frank's Cafe391 m
Three Colt Street Gallery & Cafe415 m
Yurt Café431 m

Nearby restaurants

Bread Street Kitchen & Bar - Limehouse214 m
Area 51253 m
Holy Cow260 m
La Figa302 m

Nearby pubs

The Grapes212 m
The Crown302 m
Jamboree383 m
5b Urban Bar385 m

Nearby gyms

PureGym234 m
Tai Chi Centre263 m
Canary Wall541 m
St Paul's Sports Ground605 m

Nearby pharmacies

Nash Chemist504 m
Sinclairs Pharmacy857 m

Nearby health

UltraSmile Dentistry126 m
Salmon Lane Dental Care341 m
CAMHS Tower Hamlets455 m
E14 Dental Centre501 m
Food hygiene (5-star)61% of 70

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

ALEXANDER GUGEL 2 LIMITED
CARRY LTD
LAR AZUL LTD
OPEN PALM LTD
SATPAL LIMITED

+1 more

Investment

Investment grade, yield and market outlook

50

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,645m
Crossrail 2 route4,857m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,009 nationally

1,924

Est. population

24,591/km²

78%

Employed

66%

Degree educated

£49,400

Median income

2.2%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

16%
48%
25%
Under 1816%
18–3448%
35–4925%
50–648%
65+3%

Tenure

20%
50%
17%
Own outright9%
Own (mortgage)20%
Private rent50%
Social rent17%
Shared ownership3%
Rent free0%

Ethnicity

31%
29%
24%
White British31%
White Other29%
Asian24%
Black7%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine11%
No car household67%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent50%
Social rent17%

vs. London

Income vs London+17.6%
Price vs London-11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
79
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
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)
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
FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, NARROW STREET, HORSEFERRY ROAD (410-420), E14263 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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£460,000)

£10,500

Standard buyer

£1,750

First-time buyer

Save £8,750

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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 8BG

Full postcodeE14 8BG
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510596
Longitude-0.035159
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