Poplar · Tower Hamlets · Poplar and Limehouse constituency · 51.50934, -0.02334

E14 8HS— Poplar, Tower Hamlets

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 62/100Transport 78/100Yield 4.89%

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
70
Safety
62
Schools
90
Transport
78
Environment
71
Investment
67

The bottom line

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

Less suited to Families.

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Location

E14 8HS

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 income-4.5% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for E14 8HS

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

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How E14 8HS 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

146.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 517.5%

+51% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour23%
Other21%
Vehicle crime12%
Theft7%
Drug offences7%
Robbery4%
Burglary3%

Stop & search

16.0

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Poplar Fire Station · 628m

Crime is +125% above London average

Property

Prices, sales volume and market trends

Avg floor area76.3 m²

EPC breakdown

C
23%
D
11%

Based on 34 properties · Confidence: high

Street mix

Terraced 24%Flat 76%

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£190,750
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
WallsCavity wall, filled cavity
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

1997–2023 · CAGR

+8.2%

Total change

+679%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.6%

per year

Acceleration

+6.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 37 sales

Property Type Mix

Total: 37 sales

Terraced24.3%
Flat/maisonette75.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£84k+55.8%1.5
Post-dot-com plateau2001–2004£101k£210k+107.4%2.5
Pre-crash peak2005–2007£174k£243k+39.7%1
GFC & correction2008–2012£180k£230k+27.8%1
Help-to-Buy recovery2013–2016£281k£386k+37.4%1.8
Brexit uncertainty2017–2017£371k£371k+0%2
Pandemic surge2021–2021£395k£395k+0%1
Rate-rise correction2022–2023£394k£420k+6.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
10.9%
District
7.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

63

Walkability score

435

Footpaths (500m)

16

Santander docks (800m)

0.2 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

11

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)1028
Nearest car park148m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
148m
🅿️
Lidl Car Park56 spaces· no
641m
🅿️
Customers - Billingsgate Market380 spaces· yes
768m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB12% 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

8

GPs within 1km

10

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

175

Parks (1km)

97

Restaurants (800m)

26

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

4

Convenience

Nearest supermarketM&S Food · 553 m
6 tennis courts4 swimming pools7 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)

524m

Post office

Nearby shops

Limehouse Newsagent141 m
VSE Wines155 m
Hot News197 m
Phoenix Off Licence224 m

Nearby cafes

LA’Chi121 m
Museum Cafe188 m
Doner & Gyros220 m
Docklands Diner284 m

Nearby restaurants

Noodle St78 m
Pandyas97 m
Grill-Inn135 m
Munich Cricket Club199 m

Nearby pubs

The Ledger Building204 m
The Sipping Room215 m
The Manor Arms329 m
Clays352 m

Nearby gyms

PureGym149 m
Canary Wall264 m
The Workhouse Sports Centre365 m
The Workhouse377 m

Nearby pharmacies

Nash Chemist463 m
Boots653 m
Lincoln Pharmacy995 m

Nearby health

Platinum Dental Care198 m
SDA Dental Studio258 m
Bupa Dental Care351 m
Lyca Health Canary Wharf394 m
Food hygiene (5-star)82% of 206

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

PASSIONBEANS LTD
RNW REFURBISHMENT LTD

Investment

Investment grade, yield and market outlook

67

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

60.1

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 route3,942m
Crossrail 2 route5,479m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,972 nationally

1,690

Est. population

16,076/km²

50%

Employed

35%

Degree educated

£40,100

Median income

11.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

28%
29%
21%
Under 1828%
18–3429%
35–4921%
50–6413%
65+8%

Tenure

13%
27%
50%
Own outright7%
Own (mortgage)13%
Private rent27%
Social rent51%
Shared ownership1%
Rent free1%

Ethnicity

16%
58%
White British16%
White Other12%
Asian58%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household62%
Unemployed9%
No qualifications26%

Housing tenure (Census 2021)

Social rent50%
Private rent27%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
49
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)
87
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
1, 1, GARFORD STREET, E14127 homes
completed
DINGLE GARDENS, DOLPHIN LANE, STONE YARD LANE, E1471 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 8HS

Full postcodeE14 8HS
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardPoplar
Latitude51.509336
Longitude-0.023339
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