Limehouse · Tower Hamlets · Bethnal Green and Stepney constituency · 51.50996, -0.04205

E14 8DH— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 66/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
68
Safety
68
Schools
90
Transport
66
Environment
67
Investment
59

The bottom line

E14 8DH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

E14 8DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+15.5% vs London avg
vs London crime+121.0% vs London avg

Deep-dive guides for E14 8DH

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E14 8DH 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 · 5 min walk

KS2: 103.5

—

Secondary

Stepney All Saints Church of England Secondary School

Not yet inspected · 9 min walk

P8: +0.79A8: 58.5

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

143.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+49% vs borough

Crime by type

Other32%
Anti-social behaviour19%
Violence & sexual offences16%
Drug offences8%
Theft8%
Vehicle crime7%
Burglary6%
Robbery5%

Road safety

97

Road safety score

3

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 960m

Crime is +121% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E14 district median

£466,000

Based on 1,287 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,276/m²
Price per ft²£676/ft²
Avg floor area187.6 m²

EPC breakdown

B
5%
C
9%
D
3%

Based on 17 properties · Confidence: medium

Street mix

Terraced 2%Flat 98%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£469,000
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+4.7%

Total change

+280%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.3%

per year

Acceleration

-10.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 44 sales

Property Type Mix

Total: 44 sales

Terraced2.3%
Flat/maisonette97.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£329k£330k+0.4%2.6
Post-dot-com plateau2001–2004£590k£290k-50.8%2.3
Pre-crash peak2005–2007£750k£845k+12.7%3
GFC & correction2008–2012£1.40m£1.75m+25%1.2
Help-to-Buy recovery2013–2016£1.21m£1.44m+19.3%1.5
Brexit uncertainty2018–2018£1.64m£1.64m+0%1
Pandemic surge2020–2021£1.43m£1.55m+8.8%1
Rate-rise correction2022–2022£1.48m£1.48m+0%2
Current market2025–2025£1.25m£1.25m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
5.9%
District
7%

CAGR over 26yr 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
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Limehouse DLR StationDLR line
3.7 min walk
Limehouse

Nearby stations

Limehouse DLR StationDLR
4 min walk
LimehouseNational Rail
4 min walk
Shadwell DLR StationDLR
13 min walk
Shadwell Rail StationWindrush
13 min walk
Westferry DLR StationDLR
13 min walk
2 bus routes · 6 stops within 400m · 68 buses/hr peak

66

Walkability score

228

Footpaths (500m)

8

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge ★22 min
Victoria38 min ≈
Waterloo31 min ↓
Canary Wharf28 min ↓
City33 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)

2

EV chargers (800m)

Total spaces (800m)96
Nearest car park122m
Santander docks (800m)8
Nearest cycle dock0.3 km

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: 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: 2.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 16%
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

12 min walk

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

642

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 717 m
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

874m

Post office

Nearby shops

Grocery Station289 m
Limehouse News303 m
Asda Express340 m
Nisa Local340 m

Nearby cafes

Yurt Café255 m
Popular Cafe323 m
Seniz Cafe352 m
Frank's Cafe369 m

Nearby restaurants

The food map co175 m
La Figa182 m
Holy Cow226 m
Area 51230 m

Nearby pubs

The Clement Attlee324 m
The Old Ship426 m
The Crown441 m
The Queen's Head488 m

Nearby gyms

Tai Chi Centre359 m
St Paul's Sports Ground441 m
PureGym460 m
Shadwell Basin Outdoor Activity Centre557 m

Nearby pharmacies

Sinclairs Pharmacy880 m

Nearby health

Cable Street Surgery505 m
UltraSmile Dentistry573 m
Salmon Lane Dental Care716 m
Harford Health Centre972 m
Food hygiene (5-star)77% of 61

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

NARROW STREET STUDIOS LTD
ORIGINAL ORIGIN LTD
RADIO ON PRODUCTIONS LTD
SHE HAS NOW LTD
XL INTELLIGENCE LTD

Investment

Investment grade, yield and market outlook

59

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score18/100
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

50.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,341m
Crossrail 2 route4,628m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,385 nationally

1,339

Est. population

12,014/km²

76%

Employed

66%

Degree educated

£48,500

Median income

6.3%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

18%
37%
27%
Under 1818%
18–3438%
35–4927%
50–6412%
65+6%

Tenure

21%
45%
19%
Own outright12%
Own (mortgage)21%
Private rent45%
Social rent19%
Shared ownership1%

Ethnicity

29%
21%
38%
White British29%
White Other21%
Asian38%
Black5%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine10%
No car household61%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent45%
Social rent19%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
4
Development activity
medium
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
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)
6
Largest scheme
263 homes · FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, NARROW STREET, HORSEFERRY ROAD (410-420), E14
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
FREE TRADE WHARF PHASE II, FREE TRADE WHARF PHASE II, THE HIGHWAY, E1216 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, SCHOOLHOUSE LANE, CABLE STREET, GLASSHOUSE FIELDS, E1198 homes
completed
FREE TRADE WHARF PHASE II, 340, FREE TRADE WHARF PHASE II, 340, THE HIGHWAY, E1195 homes
completed
KING & QUEEN WHARF, KING & QUEEN WHARF, ROTHERHITHE STREET, SE16134 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
40.2%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

James KingLabour

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Key facts for E14 8DH

Full postcodeE14 8DH
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.509965
Longitude-0.042046
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