Poplar · Tower Hamlets · Poplar and Limehouse constituency · 51.50988, -0.02393

E14 8EP— Poplar, Tower Hamlets

Location and area intelligence for E14 8EP, Poplar, Tower Hamlets

City living at its best

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 73/100Yield 4.89%

Best for: Families, Commuters, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
70
Schools
90
Transport
73
Environment
73
Investment
66

The bottom line

E14 8EP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and good transport links — a strong choice for Families and Commuters.

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Location

E14 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for E14 8EP

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

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“City living at its best”

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How E14 8EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St Joseph Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.8

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 13 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 23 min walk

10 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.4 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 575.0%

+2% vs borough

Crime by type

Anti-social behaviour25%
Other24%
Violence & sexual offences22%
Vehicle crime8%
Drug offences7%
Theft7%
Burglary4%
Robbery2%

Stop & search

8.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.0km

Crime is +51% above London average

Property

Prices, sales volume and market trends

Avg floor area64.4 m²

EPC breakdown

C
16%
D
9%

Based on 25 properties · Confidence: medium

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£161,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,202
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2010 · CAGR

+-2%

Total change

-11%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.2%

per year

Acceleration

-24.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£136k£136k+0%1
GFC & correction2008–2010£145k£120k-17.2%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 84% of London
Westferry DLR StationDLR line
2.3 min walk
Limehouse

Nearby stations

Westferry DLR StationDLR
3 min walk
West India Quay DLR StationDLR
5 min walk
Poplar DLR StationDLR
6 min walk
Canary WharfElizabeth line
7 min walk
Canary Wharf DLR StationDLR
7 min walk
No bus stops within 400m

62

Walkability score

432

Footpaths (500m)

17

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria47 min ↑
Waterloo41 min ↑
Canary Wharf ★16 min
City29 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)

3

EV chargers (800m)

Total spaces (800m)648
Nearest car park219m
Santander docks (800m)17
Nearest cycle dock0.1 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
219m
🅿️
Lidl Car Park56 spaces· no
568m

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: 3.4 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.0 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

5 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

181

Parks (1km)

83

Restaurants (800m)

25

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketM&S Food · 624 m
6 tennis courts2 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

592m

Post office

Nearby shops

Limehouse Newsagent89 m
VSE Wines98 m
Phoenix Off Licence229 m
Hot News265 m

Nearby cafes

LA’Chi74 m
Museum Cafe243 m
Doner & Gyros287 m
Docklands Diner314 m

Nearby restaurants

Noodle St31 m
Pandyas51 m
Grill-Inn85 m
Thyme161 m

Nearby pubs

The Ledger Building249 m
The Sipping Room284 m
The Manor Arms345 m
Clays416 m

Nearby gyms

PureGym210 m
Canary Wall224 m
The Workhouse Sports Centre423 m
The Workhouse432 m

Nearby pharmacies

Nash Chemist393 m
Boots726 m
Lincoln Pharmacy932 m

Nearby health

SDA Dental Studio213 m
Platinum Dental Care265 m
CAMHS Tower Hamlets365 m
Bupa Dental Care389 m
Food hygiene (5-star)80% of 178

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

E

High street health

Registered businesses

JAYROBINSON LTD
URBAN OUD LTD

Investment

Investment grade, yield and market outlook

66

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

60

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,972m
Crossrail 2 route5,406m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,752 nationally

1,647

Est. population

24,847/km²

55%

Employed

35%

Degree educated

£40,100

Median income

9.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

28%
29%
23%
Under 1828%
18–3429%
35–4923%
50–6413%
65+7%

Tenure

23%
60%
Own outright8%
Own (mortgage)9%
Private rent23%
Social rent60%
Shared ownership1%
Rent free0%

Ethnicity

19%
53%
White British19%
White Other12%
Asian53%
Black9%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household62%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent60%
Private rent23%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
50
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
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)
88
Largest scheme
490 homes · Former Blessed John Roche Secondary School, Former Blessed John Roche Secondary School, Upper North Street, E14 6ER
Pipeline pressure
NONE

Named schemes (500m)

Former Blessed John Roche Secondary School, Former Blessed John Roche Secondary School, Upper North Street, E14 6ER490 homes
completed
WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14388 homes
completed
Blocks C & D, Former Blessed John Roche Secondary School, Blocks C & D, Former Blessed John Roche Secondary School, Upper North Street, Lindfield Street, E14 6ER239 homes
completed
Land south of 52, Land south of 52, Stainsby Road, and north of 88 Cotall Street, Lindfield Street, E14150 homes
completed
1, 1, GARFORD STREET, E14127 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
53.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Gulam Kibria ChoudhuryAspire

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Key facts for E14 8EP

Full postcodeE14 8EP
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardPoplar
Latitude51.509877
Longitude-0.023935
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