Limehouse · Tower Hamlets · Poplar and Limehouse constituency · 51.51075, -0.02877

E14 8HF— Limehouse, Tower Hamlets

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 61/100Transport 71/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
61
Schools
60
Transport
71
Environment
85
Investment
59

The bottom line

E14 8HF offers exceptional schools (100% Good/Outstanding), fast broadband, good transport links and a green environment — a strong choice for Commuters and Young professionals.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E14 8HF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E14 8HF meets your needs.

Location

E14 8HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for E14 8HF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E14 8HF with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🍕 Buzzing

“City living at its best”

Share:WhatsAppShare on X

How E14 8HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cyril Jackson Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 106.9

—

Secondary

Mulberry Stepney Green Mathematics and Computing College

Not yet inspected · 16 min walk

P8: +0.14A8: 51.1

100% of local schools rated Good or Outstanding · based on 18 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

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.1km

Crime is +128% 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£5,938/m²
Price per ft²£552/ft²
Avg floor area52 m²

EPC breakdown

C
20%
D
7%
E
1%

Based on 28 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£130,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+4%

Total change

+128%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.1%

per year

Acceleration

+5.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£131k£131k+0%1
Pre-crash peak2005–2007£139k£194k+39.2%1.7
Help-to-Buy recovery2015–2016£300k£340k+13.3%1
Brexit uncertainty2019–2019£250k£250k+0%1
Rate-rise correction2022–2022£267k£267k+0%1
Current market2025–2025£299k£299k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.8% alpha

Flat/maisonette+5.8% α
Local
18%
District
12.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Westferry DLR StationDLR line
2.4 min walk
Limehouse

Nearby stations

Westferry DLR StationDLR
3 min walk
West India Quay DLR StationDLR
9 min walk
Limehouse DLR StationDLR
10 min walk
LimehouseNational Rail
10 min walk
Canary WharfElizabeth line
11 min walk
No bus stops within 400m

62

Walkability score

427

Footpaths (500m)

16

Santander docks (800m)

0.2 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)

1

EV chargers (800m)

Total spaces (800m)670
Nearest car park244m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lidl Car Park56 spaces· no
372m
🅿️
West India Quay Car Park558 spaces· yes
513m

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: 3.1 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 46%
More green space than 98% of London

Nearest SSSI: Walthamstow Marshes SSSI — 6.8 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

1 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.6 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

212

Parks (1km)

33

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

4

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 427 m
5 tennis courts2 swimming pools4 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)

2

Cinemas (2km)

822m

Post office

Nearby shops

Jalalabad Superstore59 m
West India Store111 m
All Seasons Food & Wine175 m
VSE Wines254 m

Nearby cafes

Beans & Beyond159 m
Three Colt Street Gallery & Cafe210 m
Vesuvio256 m
LA’Chi288 m

Nearby restaurants

Limehouse Foods Ltd.39 m
Domino's82 m
Tops Pizza111 m
DFC Chicken & Wings112 m

Nearby pubs

Jamboree92 m
5b Urban Bar94 m
Star of the East164 m
The Grapes420 m

Nearby gyms

Canary Wall144 m
PureGym473 m
Virgin Active479 m
Tai Chi Centre666 m

Nearby pharmacies

Nash Chemist155 m
Lincoln Pharmacy877 m

Nearby health

CAMHS Tower Hamlets59 m
E14 Dental Centre156 m
SDA Dental Studio165 m
UltraSmile Dentistry388 m
Food hygiene (5-star)68% of 99

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

INDIGO EVEREST CONSULTANCY LIMITED
NAZ PROPERTY SERVICE LTD

Investment

Investment grade, yield and market outlook

59

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very 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

55

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,885m
Crossrail 2 route5,114m

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

Urban coreVery 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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
61
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)
105
Largest scheme
388 homes · WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14
Pipeline pressure
NONE

Named schemes (500m)

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
Site North Of Copenhagen House, Site North Of Copenhagen House, Copenhagen Place, E14 7EU110 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

Live in E14 8HF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E14 8HF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

Similar postcodes

Frequently asked questions

📍 Track E14 8HF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E14 8HF

Full postcodeE14 8HF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardLimehouse
Latitude51.510749
Longitude-0.028768
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