Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50086, -0.02718

E14 8NQ— Canary Wharf, Tower Hamlets

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

The practical family move

 

Top 5% LondonSchools 100%Safety 75/100Transport 75/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Commuters, Young professionals

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Well-connected — strong transport access

Liveability
81
Safety
75
Schools
83
Transport
75
Environment
70
Investment
59

The bottom line

E14 8NQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and good transport links — a strong choice for Families and Commuters.

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Location

E14 8NQ

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 8NQ

🛡️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 8NQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Seven Mills Primary School

Good · Inspected Jul 2023 · 5 min walk

KS2: 104.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 14 min walk

P8: +0.31A8: 53.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 24 min walk

4 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 113m

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,160/m²
Price per ft²£572/ft²
Avg floor area99.9 m²

EPC breakdown

B
12%
C
31%
D
12%
E
2%

Based on 57 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

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£249,750
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 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

1997–2025 · CAGR

+3.8%

Total change

+184%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.8%

per year

Acceleration

+3.79

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 168 sales

Property Type Mix

Total: 168 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£223k£283k+26.8%29.3
Post-dot-com plateau2001–2004£325k£360k+10.8%5
Pre-crash peak2005–2007£387k£480k+24%7
GFC & correction2008–2012£460k£503k+9.2%2
Help-to-Buy recovery2013–2015£508k£663k+30.7%4.3
Brexit uncertainty2017–2019£1.25m£655k-47.7%2
Pandemic surge2020–2021£600k£635k+5.8%3
Rate-rise correction2023–2023£623k£623k+0%2
Current market2025–2025£634k£634k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
3.8%
District
5.1%

CAGR over 28yr 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 Velocity40
Sales Volume53
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 87% of London
Heron Quays DLR StationDLR line
5.6 min walk
Limehouse

Nearby stations

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

51

Walkability score

135

Footpaths (500m)

11

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

7

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)18
Nearest car park620m
Santander docks (800m)11
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.4 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.0 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

1 min walk

2

GPs within 1km

9

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

33

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketTian Tian Oriental Supermarket · 635 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)

559m

Post office

Nearby shops

Clifton Express110 m
Clifton Tradepoint113 m
Westferry Food & Wine239 m
Westferry Supermarket332 m

Nearby cafes

Neama234 m
Eleventh Hour311 m
Petite M380 m
The Barn415 m

Nearby restaurants

Lime118 m
Aniseed121 m
Clifton Restaurant142 m
Docklands Fried Chicken220 m

Nearby pubs

The Tooke Arms324 m
The Henry Addington500 m
Humble Grape512 m
Vagabond521 m

Nearby gyms

Delta Fitness90 m
Padium379 m
Hybrid Fitness (Canary Wharf)520 m
Parkour Generations543 m

Nearby pharmacies

Barkantine Pharmacy291 m
Boots699 m

Nearby health

Paediatric and Special Care Community Dental Service265 m
Barkantine Practice278 m
Mouth Dental497 m
Malmin Dental552 m
Food hygiene (5-star)66% of 108

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HKST LTD
ILLUSION365 LIMITED
MILLENNIUM HARBOUR FREEHOLD LIMITED
SMART TREE GROUP LIMITED
TWENTYSEVEN4 LIMITED

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

77.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,994m
Crossrail 2 route6,057m

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)
7
Live planning apps (800m)
2
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
802 homes · 22 -28, 22 -28, Marsh Wall, 2 Cuba Street and 17 - 23 Westferry Road, E14
Pipeline pressure
NONE

Named schemes (500m)

22 -28, 22 -28, Marsh Wall, 2 Cuba Street and 17 - 23 Westferry Road, E14802 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
SITE NORTH OF & JUNCTION OF, SITE NORTH OF & JUNCTION OF, BYNG STREET, WESTFERRY ROAD, MANILLA ROAD, E14173 homes
completed
SUFFERANCE WHARF, CORONA SITE, SUFFERANCE WHARF, CORONA SITE, WESTFERRY ROAD, CUBA STREET, E14123 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 8NQ

Full postcodeE14 8NQ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.500858
Longitude-0.027178
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
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