Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50022, -0.02422

E14 8LP— Canary Wharf, Tower Hamlets

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

City buzz without the premium tag

 

Top 5% LondonSchools 80%Safety 73/100Transport 72/100Yield 4.89%

Best for: Families, Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
75
Safety
73
Schools
71
Transport
72
Environment
70
Investment
71

The bottom line

E14 8LP offers exceptional schools (80% Good/Outstanding), low crime and good transport links — a strong choice for Families and Commuters.

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Location

E14 8LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+27.1% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for E14 8LP

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“City buzz without the premium tag”

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How E14 8LP 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 · 3 min walk

KS2: 104.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 11 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 · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

78.9 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 458.8%

-18% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour18%
Drug offences12%
Vehicle crime11%
Theft4%
Burglary4%
Robbery3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Millwall Fire Station · 112m

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area62.8 m²

EPC breakdown

C
20%
D
5%

Based on 25 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£157,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

2006–2022 · CAGR

+4%

Total change

+88%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

-9.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£146k£113k-22.8%1
Help-to-Buy recovery2013–2014£201k£245k+21.9%1
Rate-rise correction2022–2022£275k£275k+0%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Heron Quays DLR StationDLR line
4.5 min walk
Limehouse

Nearby stations

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

63

Walkability score

204

Footpaths (500m)

13

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

2

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)18
Nearest car park700m
Santander docks (800m)13
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

81%

Full fibre

23%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed175 Mbps
Median download172 Mbps
Superfast coverage81%
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

2 min walk

4

GPs within 1km

10

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.7 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

131

Parks (1km)

111

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

16

Sports (1km)

6

Convenience

Nearest supermarketTian Tian Oriental Supermarket · 426 m
2 tennis courts6 swimming pools2 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)

522m

Post office

Nearby shops

Clifton Express138 m
Clifton Tradepoint177 m
Westferry Food & Wine201 m
The Candy Shell248 m

Nearby cafes

Neama122 m
Eleventh Hour160 m
TDO Cafe Bistro250 m
Hazev351 m

Nearby restaurants

Bōkan128 m
Lime143 m
Clifton Restaurant148 m
Aniseed177 m

Nearby pubs

The Tooke Arms250 m
Hazev393 m
The Henry Addington469 m
Humble Grape493 m

Nearby gyms

Delta Fitness151 m
Hybrid Fitness (Canary Wharf)304 m
Parkour Generations327 m
Padium346 m

Nearby pharmacies

Barkantine Pharmacy226 m
Boots545 m
Docklands Pharmacy1.0 km

Nearby health

Paediatric and Special Care Community Dental Service202 m
Barkantine Practice214 m
Mouth Dental321 m
Rejuvence Clinic359 m
Food hygiene (5-star)74% of 216

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

SD MULTI SERVICES LIMITED

Investment

Investment grade, yield and market outlook

71

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 score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

68.7

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 route3,038m
Crossrail 2 route6,236m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,470 nationally

2,407

Est. population

30,000/km²

62%

Employed

60%

Degree educated

£53,400

Median income

5.0%

Claimant rate

SuburbanVery high densityRenters

22

Community stability

Age profile

21%
44%
22%
Under 1821%
18–3444%
35–4922%
50–649%
65+4%

Tenure

52%
31%
Own outright6%
Own (mortgage)8%
Private rent52%
Social rent31%
Shared ownership4%

Ethnicity

14%
18%
51%
White British14%
White Other18%
Asian51%
Black7%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household79%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent51%
Social rent31%

vs. London

Income vs London+27.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
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)

Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL907 homes
completed
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
TATE & LYLE, SOUTH WEST JUNCTION OF, TATE & LYLE, SOUTH WEST JUNCTION OF, LIGHTERMAN'S ROAD, MASTMAKER ROAD, E14544 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 8LP

Full postcodeE14 8LP
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.500223
Longitude-0.024223
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
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Office
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