Limehouse · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51030, -0.03872

E14 8DF— Limehouse, Tower Hamlets

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

The practical family move

 

Top 5% LondonSchools 100%Safety 81/100Transport 65/100Yield 4.89%

Best for: Families, Investors, Young professionals

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Strong for families — high safety and school scores

Liveability
75
Safety
81
Schools
90
Transport
65
Environment
67
Investment
76

The bottom line

E14 8DF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

E14 8DF

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 income+15.5% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for E14 8DF

🛡️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

“The practical family move”

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How E14 8DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Peter Hills with St Mary's and St Paul's CofE Primary School

Good · Inspected Jul 2022 · 7 min walk

KS2: 103.5

—

Secondary

Stepney All Saints Church of England Secondary School

Not yet inspected · 10 min walk

P8: +0.79A8: 58.5

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 16 min walk

8 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.5 incidents per 1,000 residents

Better than 81% of London
↑ Rising 775.0%

from a low base — still below London average

-73% vs borough

Crime by type

Other23%
Violence & sexual offences23%
Anti-social behaviour20%
Burglary17%
Vehicle crime9%
Theft6%
Robbery3%
Drug offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.4km

Crime is 59% below London average

Property

Prices, sales volume and market trends

Avg floor area48.2 m²

EPC breakdown

B
17%
C
12%
D
3%

Based on 32 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

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£120,500
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 fuelelectricity (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

2003–2024 · CAGR

+6.3%

Total change

+259%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

-60.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£86k£173k+101.2%2
Pre-crash peak2007–2007£270k£270k+0%1
GFC & correction2008–2012£200k£161k-19.4%2
Help-to-Buy recovery2013–2016£260k£360k+38.5%2.5
Brexit uncertainty2017–2017£126k£126k+0%1
Pandemic surge2020–2020£236k£236k+0%2
Rate-rise correction2023–2023£350k£350k+0%1
Current market2024–2024£308k£308k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Flat/maisonette+2.7% α
Local
6.3%
District
3.6%

CAGR over 21yr 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 Timing25
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Limehouse DLR StationDLR line
2.8 min walk
Limehouse

Nearby stations

Limehouse DLR StationDLR
3 min walk
LimehouseNational Rail
3 min walk
Westferry DLR StationDLR
10 min walk
Shadwell DLR StationDLR
16 min walk
Shadwell Rail StationWindrush
16 min walk
2 bus routes · 4 stops within 400m · 52 buses/hr peak

70

Walkability score

320

Footpaths (500m)

8

Santander docks (800m)

0.2 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)

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Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)90
Nearest car park53m
Santander docks (800m)8
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 19.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 22%
Above average green space

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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

9 min walk

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.2 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

623

Parks (1km)

24

Restaurants (800m)

6

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 509 m
4 tennis courts1 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)

1

Cinemas (2km)

824m

Post office

Nearby shops

Riverside Store235 m
Limehouse News245 m
Grocery Station250 m
Tesco Express282 m

Nearby cafes

Yurt Café252 m
Frank's Cafe290 m
Popular Cafe369 m
Seniz Cafe442 m

Nearby restaurants

Area 514 m
Holy Cow30 m
La Figa55 m
Bread Street Kitchen & Bar - Limehouse94 m

Nearby pubs

The Clement Attlee277 m
The Crown290 m
The Grapes368 m
The Old Ship375 m

Nearby gyms

Tai Chi Centre200 m
PureGym275 m
St Paul's Sports Ground472 m
Virgin Active821 m

Nearby pharmacies

Nash Chemist749 m
Sinclairs Pharmacy831 m

Nearby health

UltraSmile Dentistry343 m
Salmon Lane Dental Care510 m
CAMHS Tower Hamlets704 m
Cable Street Surgery720 m
Food hygiene (5-star)71% of 76

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

COOMALLO LTD

Investment

Investment grade, yield and market outlook

76

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

65.9

Price growth score

B
Medium

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,491m
Crossrail 2 route4,736m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,781 nationally

1,321

Est. population

30,000/km²

84%

Employed

79%

Degree educated

£48,500

Median income

2.2%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

48%
27%
Under 1811%
18–3448%
35–4927%
50–6411%
65+4%

Tenure

20%
54%
Own outright12%
Own (mortgage)20%
Private rent54%
Social rent12%
Shared ownership1%

Ethnicity

32%
34%
21%
White British32%
White Other34%
Asian21%
Black4%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional73%
Routine / semi-routine7%
No car household62%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent54%
Social rent12%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
61
Live planning apps (800m)
4
Development activity
medium
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
No
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
319 homes · 721-737, 721-737, Commercial Road, 2-22 Lowell Street, E1
Pipeline pressure
NONE

Named schemes (500m)

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
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
Rushanara Ali (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

James KingLabour

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Key facts for E14 8DF

Full postcodeE14 8DF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510305
Longitude-0.038717
Parliamentary constituencyBethnal Green and Stepney
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