Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.50971, -0.02678

E14 8FU— Limehouse, Tower Hamlets

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

City living at its best

 

Top 10% LondonSchools 100%Safety 61/100Transport 86/100Low yield 3.17%

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
73
Safety
61
Schools
90
Transport
86
Environment
73
Investment
45

The bottom line

E14 8FU offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links at £720,000 median — strong value for Commuters and Young professionals who can accept its trade-offs.

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

Less suited to Families.

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Location

E14 8FU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+38.5% vs London avg
vs London income+17.6% vs London avg
vs London crime+128.0% vs London avg

Deep-dive guides for E14 8FU

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

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How E14 8FU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cyril Jackson Primary School

Not yet inspected · Inspected Jun 2025 · 3 min walk

KS2: 106.9

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 15 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 · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

148.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 379.6%

+54% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour18%
Drug offences7%
Burglary7%
Theft6%
Vehicle crime6%
Robbery3%

Stop & search

10.0

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Millwall Fire Station · 996m

Crime is +128% above London average

Property

2 Jul

Prices, sales volume and market trends

£720,000

Median sale price

Above London median by 38%

£720,000 is 38% above the London median (£520,000)

0.0%

This year

Flat

Dominant type

Price history

Sales (24 months)9
New build0.0%
Avg flat£720,000
Price per m²£9,549/m²
Price per ft²£887/ft²
Avg floor area75.4 m²

EPC breakdown

B
48%

Based on 48 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

Stamp duty

Standard buyer£23,500
First-time buyerFTB
£23,500
Additional propertyBTL/2nd
£45,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.6×

Price-to-income

£3,602/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£188,500
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.00 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2022–2025 · CAGR

+1.4%

Total change

+4%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.7%

per year

Acceleration

+7.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 39 sales

Property Type Mix

Total: 39 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2023£691k£787k+13.9%11
Current market2024–2025£725k£720k-0.7%8.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
-4.3%
District
-3.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing1

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Westferry DLR StationDLR line
0.4 min walk
Limehouse

Nearby stations

Westferry DLR StationDLR
0 min walk
West India Quay DLR StationDLR
7 min walk
Canary WharfElizabeth line
8 min walk
Canary Wharf DLR StationDLR
8 min walk
Poplar DLR StationDLR
9 min walk
No bus stops within 400m

61

Walkability score

483

Footpaths (500m)

14

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge22 min ↓
Victoria38 min ≈
Waterloo30 min ↓
Canary Wharf ★6 min
City26 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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)648
Nearest car park112m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
334m
🅿️
Lidl Car Park56 spaces· no
503m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.9 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

3 min walk

68%

Recommend GP

68%

Overall GP experience

8

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

163

Parks (1km)

40

Restaurants (800m)

15

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

6

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 607 m
5 tennis courts2 swimming pools6 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)

2

Cinemas (2km)

650m

Post office

Nearby shops

VSE Wines103 m
Limehouse Newsagent110 m
Jalalabad Superstore135 m
West India Store200 m

Nearby cafes

LA’Chi126 m
Vesuvio220 m
Three Colt Street Gallery & Cafe224 m
Docklands Diner273 m

Nearby restaurants

Thyme38 m
Spice Merchants57 m
Grill-Inn114 m
Pandyas151 m

Nearby pubs

Jamboree272 m
The Ledger Building273 m
5b Urban Bar274 m
Star of the East311 m

Nearby gyms

Canary Wall28 m
PureGym293 m
Virgin Active386 m
The Workhouse Sports Centre607 m

Nearby pharmacies

Nash Chemist288 m
Boots851 m
Lincoln Pharmacy958 m

Nearby health

SDA Dental Studio16 m
CAMHS Tower Hamlets219 m
E14 Dental Centre291 m
Bupa Dental Care354 m
Food hygiene (5-star)73% of 135

Business

Local businesses registered here

Active businesses
4
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

BLANCHE COSMÉTIQUES LTD
CG-GRAVITY LTD
COMMON GO W LTD
JENNY LY STUDIO LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,856m
Crossrail 2 route5,291m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,417 nationally

1,586

Est. population

19,473/km²

57%

Employed

40%

Degree educated

£49,400

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

23%
32%
27%
13%
Under 1823%
18–3432%
35–4927%
50–6413%
65+6%

Tenure

17%
32%
43%
Own outright5%
Own (mortgage)17%
Private rent32%
Social rent43%
Shared ownership2%
Rent free1%

Ethnicity

14%
15%
55%
White British14%
White Other15%
Asian55%
Black9%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household63%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent43%
Private rent32%

vs. London

Income vs London+17.6%
Price vs London+38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
56
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)

WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14388 homes
completed
Land bounded by Limehouse Cut, Land bounded by Limehouse Cut, St Anne Street, St Annes Row and Commercial Road, E14233 homes
completed
DUNDEE WHARF (SITE G), DUNDEE WHARF (SITE G), THREE COLT STREET, E14132 homes
completed
1, 1, GARFORD STREET, E14127 homes
completed
Limehouse Court, 3-11, Limehouse Court, 3-11, Dod Street, E14 7EQ91 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
40.2%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

James KingLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£720,000)

£23,500

Standard buyer

£23,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E14 8FU

Full postcodeE14 8FU
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.509709
Longitude-0.026781
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