Limehouse · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51054, -0.04021

E14 8DZ— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 69/100~5% 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
69
Environment
68
Investment
58

The bottom line

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

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Location

E14 8DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E14 8DZ

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E14 8DZ 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 · 6 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 20 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

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Shadwell Fire Station · 1.1km

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£7,489/m²
Price per ft²£696/ft²
Avg floor area66.6 m²

EPC breakdown

B
4%
C
14%

Based on 18 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£166,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+4.9%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.0%

per year

Acceleration

+42.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£150k£195k+30%8
Post-dot-com plateau2001–2004£243k£245k+1%2
Pre-crash peak2005–2007£272k£325k+19.5%2.3
GFC & correction2008–2011£337k£350k+3.9%1
Help-to-Buy recovery2013–2014£360k£290k-19.4%1
Pandemic surge2020–2020£370k£370k+0%2
Rate-rise correction2023–2023£356k£356k+0%1
Current market2024–2024£495k£495k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
4.4%
District
6.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Limehouse DLR StationDLR line
2.4 min walk
Limehouse

Nearby stations

Limehouse DLR StationDLR
3 min walk
LimehouseNational Rail
3 min walk
Westferry DLR StationDLR
12 min walk
Shadwell DLR StationDLR
14 min walk
Shadwell Rail StationWindrush
15 min walk
2 bus routes · 4 stops within 400m · 56 buses/hr peak

70

Walkability score

298

Footpaths (500m)

8

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria42 min ↑
Waterloo38 min ≈
Canary Wharf ★18 min
City24 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

11

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)96
Nearest car park96m
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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 64%
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

10 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 · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

623

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 575 m
9 tennis courts1 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)

1

Cinemas (2km)

796m

Post office

Nearby shops

Grocery Station199 m
Limehouse News204 m
Asda Express272 m
Nisa Local282 m

Nearby cafes

Yurt Café183 m
Frank's Cafe264 m
Popular Cafe291 m
Seniz Cafe352 m

Nearby restaurants

La Figa74 m
Area 51103 m
Holy Cow112 m
Bread Street Kitchen & Bar - Limehouse191 m

Nearby pubs

The Clement Attlee233 m
The Crown310 m
The Old Ship338 m
The Queen's Head381 m

Nearby gyms

Tai Chi Centre223 m
PureGym321 m
St Paul's Sports Ground486 m
Shadwell Basin Outdoor Activity Centre699 m

Nearby pharmacies

Sinclairs Pharmacy802 m

Nearby health

UltraSmile Dentistry432 m
Salmon Lane Dental Care574 m
Cable Street Surgery614 m
Harford Health Centre881 m
Food hygiene (5-star)75% of 67

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

ADDISON BUILDING PROJECTS LIMITED
HUMBLE EUROPE LTD

Investment

Investment grade, yield and market outlook

58

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 months0

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

4/100

Velocity score

Future outlook

59.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,461m
Crossrail 2 route4,653m

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
No
Article 4 area
No
Listed buildings (800m)
64
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)
23
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
FREE TRADE WHARF PHASE II, FREE TRADE WHARF PHASE II, THE HIGHWAY, E1216 homes
completed
FREE TRADE WHARF PHASE II, 340, FREE TRADE WHARF PHASE II, 340, THE HIGHWAY, E1195 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
1,689
Constituency
Bethnal Green and Stepney

Councillors

James KingLabour

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Key facts for E14 8DZ

Full postcodeE14 8DZ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510536
Longitude-0.040206
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