Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.51038, -0.03430

E14 8BQ— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 62/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
66
Schools
90
Transport
62
Environment
78
Investment
54

The bottom line

E14 8BQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £582,500 median — strong value for Families who can accept its trade-offs.

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

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Location

E14 8BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+12.0% vs London avg
vs London income+17.6% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for E14 8BQ

🛡️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 8BQ 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 · 5 min walk

KS2: 109.2

★★

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 · 18 min walk

12 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.2km

Crime is +87% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£582,500

Median sale price

Above London median by 12%

£582,500 is 12% above the London median (£520,000)

-45.4%

This year

Flat

Dominant type

Price history

5-year change
+1.3%
Sales (24 months)6
New build0.0%
Avg flat£582,500
Price per m²£7,355/m²
Price per ft²£683/ft²
Avg floor area79.4 m²

EPC breakdown

B
5%
C
49%
D
5%
E
1%

Based on 60 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£16,625
First-time buyerFTB
£7,875
Additional propertyBTL/2nd
£34,100

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

11.8×

Price-to-income

£2,914/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£198,500
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

+3.6%

Total change

+193%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.4%

per year

Acceleration

-59.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 156 sales

Property Type Mix

Total: 156 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£112k£199k+77.5%15.4
Post-dot-com plateau2001–2004£240k£295k+22.9%4.5
Pre-crash peak2005–2007£282k£430k+52.6%6
GFC & correction2008–2012£351k£290k-17.4%2.2
Help-to-Buy recovery2013–2014£485k£573k+18%5
Brexit uncertainty2017–2019£649k£560k-13.7%1.5
Pandemic surge2020–2021£630k£575k-8.7%3
Rate-rise correction2022–2023£807k£535k-33.7%2.5
Current market2024–2026£525k£328k-37.6%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.2%
District
5.1%

CAGR over 28yr 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 4

Good

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

Nearby stations

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

57

Walkability score

278

Footpaths (500m)

9

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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)132
Nearest car park146m
Santander docks (800m)9
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
574m

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: 2.7 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Walthamstow Marshes SSSI — 6.8 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

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.4 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

603

Parks (1km)

29

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

4

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 339 m
4 tennis courts2 swimming pools5 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)

895m

Post office

Nearby shops

Riverside Store152 m
Excel Wine & Spirits330 m
Local Food Store344 m
D.M. News352 m

Nearby cafes

Three Colt Street Gallery & Cafe351 m
Anchor Cafe381 m
Vesuvio411 m
Frank's Cafe452 m

Nearby restaurants

Bread Street Kitchen & Bar - Limehouse259 m
Area 51310 m
Holy Cow314 m
La Figa357 m

Nearby pubs

The Grapes174 m
Jamboree331 m
5b Urban Bar334 m
The Crown357 m

Nearby gyms

PureGym286 m
Tai Chi Centre324 m
Canary Wall479 m
Virgin Active589 m

Nearby pharmacies

Nash Chemist458 m
Sinclairs Pharmacy902 m

Nearby health

UltraSmile Dentistry131 m
Salmon Lane Dental Care348 m
CAMHS Tower Hamlets402 m
E14 Dental Centre455 m
Food hygiene (5-star)62% of 76

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

BARRY JOHNSTON ASSOCIATES LIMITED
FINRISK LIMITED
PANNON DIGITAL LTD
RIGHTSLEND LTD
VALENTIA GROUP LTD

Investment

Investment grade, yield and market outlook

54

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

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

17/100

Velocity score

Future outlook

76.7

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 route3,655m
Crossrail 2 route4,911m

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+12.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
76
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
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)
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
LAND BOUNDED BY, LAND BOUNDED BY, NARROW STREET, NORTHEY STREET, SHOULDER OF MUTTON ALLEY, E14118 homes
completed
Land fronting, Land fronting, Commercial Road, East of Branch Road, E14102 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 (£582,500)

£16,625

Standard buyer

£7,875

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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Key facts for E14 8BQ

Full postcodeE14 8BQ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510384
Longitude-0.034304
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