Limehouse · Tower Hamlets · Bethnal Green and Stepney constituency · 51.51038, -0.04026

E14 8EB— Limehouse, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 69/100Yield 4.89%

Best for: Families, Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
68
Safety
68
Schools
90
Transport
69
Environment
68
Investment
75

The bottom line

E14 8EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E14 8EB

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 8EB

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

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“High-connectivity investment target”

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How E14 8EB 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 1.1km

Crime is +121% above London average

Property

Prices, sales volume and market trends

Avg floor area78.7 m²

EPC breakdown

B
1%
C
4%
D
12%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Detached 3%Flat 97%

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£196,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+1.1%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.2%

per year

Acceleration

+27.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 39 sales

Property Type Mix

Total: 39 sales

Detached2.6%
Flat/maisonette97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£425k£182k-57.1%8.5
Post-dot-com plateau2001–2004£199k£303k+52%2.7
Pre-crash peak2006–2007£295k£340k+15.3%3
GFC & correction2012–2012£335k£335k+0%1
Help-to-Buy recovery2013–2015£415k£595k+43.4%1
Brexit uncertainty2019–2019£475k£475k+0%1
Pandemic surge2021–2021£450k£450k+0%3
Rate-rise correction2022–2022£550k£550k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
4.4%
District
5.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
2.7 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 · 5 stops within 400m · 56 buses/hr peak

70

Walkability score

288

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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)96
Nearest car park106m
Santander docks (800m)8
Nearest cycle dock0.2 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 52%
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

624

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 588 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)

814m

Post office

Nearby shops

Grocery Station216 m
Limehouse News222 m
Asda Express289 m
Nisa Local298 m

Nearby cafes

Yurt Café200 m
Frank's Cafe282 m
Popular Cafe305 m
Seniz Cafe365 m

Nearby restaurants

La Figa66 m
Area 51104 m
Holy Cow108 m
Bread Street Kitchen & Bar - Limehouse186 m

Nearby pubs

The Clement Attlee251 m
The Crown327 m
The Old Ship356 m
The Queen's Head399 m

Nearby gyms

Tai Chi Centre239 m
PureGym335 m
St Paul's Sports Ground469 m
Shadwell Basin Outdoor Activity Centre689 m

Nearby pharmacies

Sinclairs Pharmacy821 m

Nearby health

UltraSmile Dentistry440 m
Salmon Lane Dental Care587 m
Cable Street Surgery614 m
Harford Health Centre899 m
Food hygiene (5-star)76% of 62

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

A

High street health

Registered businesses

TIBETAN WISDOM CIC

Investment

Investment grade, yield and market outlook

75

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 score18/100
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

51.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,444m
Crossrail 2 route4,666m

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 fronting, Land fronting, Commercial Road, East of Branch Road, E14102 homes
completed
1-9, 1-9, Ratcliffe Cross Street, Land to the South of 8-12 Ratcliffer Street, E1 0HS77 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 8EB

Full postcodeE14 8EB
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510375
Longitude-0.040256
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