Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50099, -0.02567

E14 8GB— Canary Wharf, Tower Hamlets

Location and area intelligence for E14 8GB, Canary Wharf, Tower Hamlets

The practical family move

 

Top 5% LondonSchools 80%Safety 75/100Transport 76/100Yield 4.89%

Best for: Families, Commuters, Investors, Young professionals

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Well-connected — strong transport access

Liveability
79
Safety
75
Schools
71
Transport
76
Environment
70
Investment
76

The bottom line

E14 8GB offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and good transport links — strong value for Families and Commuters who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 8GB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+31.0% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for E14 8GB

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

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Postcode Personality

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“The practical family move”

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How E14 8GB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

Seven Mills Primary School

Good · Inspected Jul 2023 · 4 min walk

KS2: 104.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 13 min walk

P8: +0.31A8: 53.2

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

★★

Childcare

Clyde Nursery School.

Good · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.0 incidents per 1,000 residents

Better than 53% of London
↑ Rising 329.2%

-37% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour9%
Drug offences9%
Vehicle crime9%
Burglary9%
Theft5%
Robbery2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Millwall Fire Station · 24m

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area74.1 m²

EPC breakdown

B
10%
C
17%

Based on 27 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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£185,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, 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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2019 · CAGR

+1.8%

Total change

+27%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.1%

per year

Acceleration

-46.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£368k£380k+3.4%12.5
GFC & correction2008–2010£318k£420k+32.3%1
Help-to-Buy recovery2013–2015£396k£400k+1%2.3
Brexit uncertainty2018–2019£535k£465k-13.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
3.6%
District
4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 88% of London
Heron Quays DLR StationDLR line
4.5 min walk
Limehouse

Nearby stations

Heron Quays DLR StationDLR
5 min walk
Canary Wharf DLR StationDLR
7 min walk
Canary Wharf Underground StationJubilee
7 min walk
South Quay DLR StationDLR
9 min walk
Canary WharfElizabeth line
9 min walk
No bus stops within 400m

58

Walkability score

168

Footpaths (500m)

12

Santander docks (800m)

0.3 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

3

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)18
Nearest car park663m
Santander docks (800m)12
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: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 BARKANTINE PRACTICE

BARKANTINE CENTRE, 121 WESTFERRY ROAD, E14 8JH

0 min walk

2

GPs within 1km

10

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.6 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

146

Parks (1km)

77

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

6

Convenience

Nearest supermarketTian Tian Oriental Supermarket · 558 m
3 tennis courts4 swimming pools5 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)

2

Cinemas (2km)

486m

Post office

Nearby shops

Clifton Tradepoint52 m
Clifton Express107 m
Westferry Food & Wine242 m
Westferry Supermarket324 m

Nearby cafes

Neama128 m
Eleventh Hour206 m
Petite M339 m
TDO Cafe Bistro382 m

Nearby restaurants

Lime24 m
Aniseed56 m
Clifton Restaurant144 m
Bōkan177 m

Nearby pubs

The Tooke Arms319 m
The Henry Addington427 m
Humble Grape444 m
Vagabond462 m

Nearby gyms

Delta Fitness19 m
Padium302 m
Hybrid Fitness (Canary Wharf)427 m
Parkour Generations450 m

Nearby pharmacies

Barkantine Pharmacy287 m
Boots595 m
Docklands Pharmacy1.1 km

Nearby health

Paediatric and Special Care Community Dental Service260 m
Barkantine Practice274 m
Mouth Dental392 m
HCA UK at Docklands458 m
Food hygiene (5-star)72% of 169

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

76

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

72.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,061m
Crossrail 2 route6,107m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,837 nationally

1,689

Est. population

30,000/km²

70%

Employed

63%

Degree educated

£55,000

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

26

Community stability

Age profile

18%
39%
26%
Under 1818%
18–3439%
35–4926%
50–6413%
65+4%

Tenure

17%
55%
16%
Own outright12%
Own (mortgage)17%
Private rent55%
Social rent16%
Shared ownership1%

Ethnicity

20%
25%
41%
White British20%
White Other25%
Asian41%
Black6%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household69%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent55%
Social rent16%

vs. London

Income vs London+31.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
54%
Historic landfill (400m)
1
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)
126
Largest scheme
907 homes · Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

22 -28, 22 -28, Marsh Wall, 2 Cuba Street and 17 - 23 Westferry Road, E14802 homes
completed
Arrowhead Quay East, Arrowhead Quay East, Of 163 Marsh Wall, Marsh Wall, E14767 homes
completed
Arrowhead Quay East Of 163, Arrowhead Quay East Of 163, Marsh Wall, E14765 homes
completed
EXPRESS WHARF, 38, EXPRESS WHARF, 38, WESTFERRY ROAD, E14 8JX269 homes
completed
BATSONS AND REGENTS WHARVES, BATSONS AND REGENTS WHARVES, WESTFERRY ROAD, E14267 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
18.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Maium TalukdarAspire
Saied AhmedAspire

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Key facts for E14 8GB

Full postcodeE14 8GB
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.500994
Longitude-0.025674
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