Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50847, -0.02673

E14 8SA— Canary Wharf, Tower Hamlets

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

City living at its best

 

Top 5% LondonSchools 100%Safety 45/100Transport 89/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
79
Safety
45
Schools
90
Transport
89
Environment
71
Investment
60

The bottom line

E14 8SA offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — strong value for Commuters and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E14 8SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+31.0% vs London avg
vs London crime+281.0% vs London avg

Deep-dive guides for E14 8SA

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

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“City living at its best”

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How E14 8SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cyril Jackson Primary School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 106.9

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 16 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

247.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 310.4%

+156% vs borough

Crime by type

Other42%
Violence & sexual offences18%
Anti-social behaviour14%
Drug offences7%
Theft6%
Burglary5%
Robbery4%
Vehicle crime4%

Stop & search

11.9

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)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 858m

Crime is +281% 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£7,436/m²
Price per ft²£691/ft²
Avg floor area53 m²

EPC breakdown

B
2%
C
17%
D
2%

Based on 21 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£132,500
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,233
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.3%

Total change

+352%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.7%

per year

Acceleration

+62.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 46 sales

Property Type Mix

Total: 46 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£84k£105k+25%7.2
Post-dot-com plateau2001–2004£215k£214k-0.5%2
Pre-crash peak2006–2007£295k£230k-22%1
GFC & correction2008–2012£290k£243k-16.2%1.3
Help-to-Buy recovery2015–2015£540k£540k+0%1
Brexit uncertainty2017–2017£465k£465k+0%2
Rate-rise correction2023–2023£300k£300k+0%1
Current market2025–2025£380k£380k+0%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
8.5%
District
8.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

60

Walkability score

428

Footpaths (500m)

13

Santander docks (800m)

0.1 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)

1

EV chargers (800m)

Total spaces (800m)644
Nearest car park51m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
278m
🅿️
Lidl Car Park56 spaces· no
638m

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 waterMEDIUM
Medium
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: 3.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.1 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

4 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

154

Parks (1km)

49

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

4

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 709 m
5 tennis courts2 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,272 licensed premises in borough559 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

534m

Post office

Nearby shops

Limehouse Newsagent185 m
VSE Wines190 m
Jalalabad Superstore234 m
Hot News289 m

Nearby cafes

Docklands Diner141 m
Vesuvio175 m
LA’Chi185 m
Museum Cafe213 m

Nearby restaurants

Spice Merchants87 m
Thyme144 m
Grill-Inn183 m
Pandyas201 m

Nearby pubs

The Ledger Building173 m
Quadrato Bar & Lounge216 m
The Sipping Room309 m
Clays358 m

Nearby gyms

Canary Wall126 m
PureGym226 m
Virgin Active261 m
The Workhouse Sports Centre589 m

Nearby pharmacies

Nash Chemist420 m
Boots767 m
Lincoln Pharmacy1.1 km
Barkantine Pharmacy1.1 km

Nearby health

SDA Dental Studio146 m
Bupa Dental Care219 m
Lyca Health Canary Wharf225 m
Platinum Dental Care278 m
Food hygiene (5-star)78% of 142

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

GII LTD
UK BESTSELLER LTD

Investment

Investment grade, yield and market outlook

60

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

86.4

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,739m
Crossrail 2 route5,400m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,984 nationally

1,593

Est. population

3,042/km²

77%

Employed

77%

Degree educated

£55,000

Median income

4.1%

Claimant rate

Urban coreMedium densityYoung professionals

23

Community stability

Age profile

40%
30%
Under 1813%
18–3440%
35–4930%
50–6412%
65+4%

Tenure

18%
65%
Own outright12%
Own (mortgage)18%
Private rent65%
Social rent5%
Shared ownership1%

Ethnicity

25%
35%
27%
White British25%
White Other35%
Asian27%
Black3%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine5%
No car household66%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent65%
Social rent4%

vs. London

Income vs London+31.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
56
Live planning apps (800m)
2
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)
99
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)

WEST INDIA DOCK QUAY WAREHOUSES, WEST INDIA DOCK QUAY WAREHOUSES, HERTSMERE ROAD, E14388 homes
completed
DUNDEE WHARF (SITE G), DUNDEE WHARF (SITE G), THREE COLT STREET, E14132 homes
completed
1, 1, GARFORD STREET, E14127 homes
completed
John Lawder House, 12, John Lawder House, 12, Gill Street, E14 8HQ83 homes
completed
82 West India Dock Road, London, E1468 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 8SA

Full postcodeE14 8SA
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.508467
Longitude-0.026734
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
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