Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.50932, -0.03069

E14 8DE— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 60/100Yield 5.36%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
71
Safety
74
Schools
90
Transport
60
Environment
71
Investment
65

The bottom line

E14 8DE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £425,000 median — a strong choice for Families.

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Location

E14 8DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+17.6% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for E14 8DE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E14 8DE 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 · 2 min walk

KS2: 106.9

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 14 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 21 min walk

11 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

4

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.0km

Crime is +5% 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.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+17.8%

This year

Flat

Dominant type

Price history

5-year change
-7.5%
Sales (24 months)6
New build0.0%
Avg flat£425,000
Price per m²£6,469/m²
Price per ft²£601/ft²
Avg floor area65.7 m²

EPC breakdown

B
2%
C
29%
D
24%
E
2%

Based on 57 properties · Confidence: high

Street mix

Terraced 2%Detached 2%Flat 95%

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£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

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

8.6×

Price-to-income

£2,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£164,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsSystem built, as built, no insulation (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

1997–2025 · CAGR

+6.5%

Total change

+481%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.8%

per year

Acceleration

+54.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Detached2.4%
Terraced2.4%
Flat/maisonette95.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£74k£100k+35.1%2.5
Post-dot-com plateau2001–2002£133k£166k+25.3%2.5
Pre-crash peak2006–2007£165k£276k+67.3%2.5
GFC & correction2010–2012£181k£293k+61.8%1
Help-to-Buy recovery2014–2014£350k£350k+0%3
Brexit uncertainty2017–2018£433k£450k+3.9%2.5
Rate-rise correction2022–2023£425k£360k-15.3%2.5
Current market2024–2025£308k£430k+39.8%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
6.5%
District
5.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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
3.3 min walk
Limehouse

Nearby stations

Westferry DLR StationDLR
3 min walk
Limehouse DLR StationDLR
9 min walk
LimehouseNational Rail
9 min walk
West India Quay DLR StationDLR
10 min walk
Canary Wharf DLR StationDLR
10 min walk
No bus stops within 400m

55

Walkability score

327

Footpaths (500m)

13

Santander docks (800m)

0.3 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)680
Nearest car park195m
Santander docks (800m)13
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
551m
🅿️
West India Quay Car Park558 spaces· yes
567m

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: 55%
Above 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

3 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.7 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

248

Parks (1km)

31

Restaurants (800m)

9

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 485 m
5 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

793m

Post office

Nearby shops

Jalalabad Superstore182 m
West India Store318 m
Riverside Store348 m
All Seasons Food & Wine352 m

Nearby cafes

Three Colt Street Gallery & Cafe74 m
Vesuvio138 m
Beans & Beyond357 m
LA’Chi399 m

Nearby restaurants

Limehouse Foods Ltd.169 m
Spice Merchants253 m
Mala272 m
Domino's288 m

Nearby pubs

Jamboree230 m
5b Urban Bar234 m
The Grapes234 m
Quadrato Bar & Lounge328 m

Nearby gyms

Canary Wall227 m
Virgin Active350 m
PureGym547 m
Tai Chi Centre600 m

Nearby pharmacies

Nash Chemist352 m
Lincoln Pharmacy1.1 km

Nearby health

CAMHS Tower Hamlets258 m
SDA Dental Studio261 m
UltraSmile Dentistry349 m
E14 Dental Centre352 m
Food hygiene (5-star)66% of 82

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

AMANAH INST. LTD
BEAJOY CONSULT LIMITED
FITBASE LTD
MYSPACE HOTEL LTD
SUNNAH ESSENTIALS LTD

+3 more

Investment

Investment grade, yield and market outlook

65

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

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

25/100

Velocity score

Future outlook

76.2

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,680m
Crossrail 2 route5,156m

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-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
70
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)
105
Largest scheme
388 homes · WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by Limehouse Cut, Land bounded by Limehouse Cut, St Anne Street, St Annes Row and Commercial Road, E14233 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
John Lawder House, 12, John Lawder House, 12, Gill Street, E14 8HQ83 homes
completed
Norway Wharf, 640, Norway Wharf, 640, Commercial Road, E14 7HS73 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 (£425,000)

£8,750

Standard buyer

£0

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 8DE

Full postcodeE14 8DE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.509316
Longitude-0.030689
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