Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50194, -0.02477

E14 9AX— Canary Wharf, Tower Hamlets

Location and area intelligence for E14 9AX, Canary Wharf, Tower Hamlets

The hidden gem

 

Top 5% LondonSchools 80%Safety 77/100Transport 82/100Yield 5.88%

Best for: Families, Commuters, Young professionals

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Well-connected — strong transport access

Liveability
81
Safety
77
Schools
71
Transport
82
Environment
70
Investment
66

The bottom line

E14 9AX offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and good transport links at £387,500 median — a strong choice for Families and Commuters.

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Location

E14 9AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-25.5% vs London avg
vs London income+31.0% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for E14 9AX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe🍕 Buzzing

“The hidden gem”

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How E14 9AX 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 · 5 min walk

KS2: 104.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 13 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.3 incidents per 1,000 residents

Better than 59% of London
↑ Rising 351.9%

-44% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour20%
Drug offences8%
Vehicle crime8%
Burglary7%
Theft3%
Robbery1%

Stop & search

3.6

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 · 139m

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£387,500

Median sale price

25% below London median

£387,500 is 25% below the London median (£520,000)

-6.2%

This year

Flat

Dominant type

Price history

5-year change
+66.7%
Sales (24 months)5
New build0.0%
Avg flat£387,500
Price per m²£6,763/m²
Price per ft²£628/ft²
Avg floor area58.4 m²

EPC breakdown

B
33%
C
6%

Based on 39 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

Stamp duty

Standard buyer£6,875
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.0×

Price-to-income

£1,938/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£146,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2025 · CAGR

+12%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.3%

per year

Acceleration

-56.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2011£65k£143k+119.2%1
Help-to-Buy recovery2013–2016£217k£125k-42.4%2
Brexit uncertainty2017–2019£131k£105k-19.5%2
Pandemic surge2020–2021£380k£233k-38.8%4.5
Rate-rise correction2022–2023£450k£370k-17.8%1
Current market2024–2025£480k£354k-26.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
4.2%
District
2.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Heron Quays DLR StationDLR
4 min walk
Canary Wharf DLR StationDLR
5 min walk
Canary Wharf Underground StationJubilee
6 min walk
Canary WharfElizabeth line
8 min walk
West India Quay DLR StationDLR
8 min walk
No bus stops within 400m

64

Walkability score

256

Footpaths (500m)

12

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

5

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)588
Nearest car park580m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
West India Quay Car Park558 spaces· yes
693m

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: 3.5 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

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

Energy

Solar: 849 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 yield849.2 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

2

GPs within 1km

11

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

120

Restaurants (800m)

26

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

3

Convenience

Nearest supermarketThe Savanna · 440 m
3 tennis courts6 swimming pools5 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)

363m

Post office

Nearby shops

Clifton Tradepoint94 m
Clifton Express229 m
Westferry Food & Wine358 m
Westferry Supermarket430 m

Nearby cafes

Neama94 m
Eleventh Hour154 m
Petite M233 m
Old Spike339 m

Nearby restaurants

Aniseed85 m
Lime100 m
Bōkan143 m
Amazing Grace239 m

Nearby pubs

The Henry Addington304 m
Humble Grape322 m
Vagabond342 m
Hazev408 m

Nearby gyms

Delta Fitness126 m
Padium179 m
Hybrid Fitness (Canary Wharf)427 m
Parkour Generations448 m

Nearby pharmacies

Barkantine Pharmacy398 m
Boots504 m
Nash Chemist1.2 km

Nearby health

Mouth Dental328 m
Malmin Dental358 m
HCA UK at Docklands366 m
Paediatric and Special Care Community Dental Service371 m
Food hygiene (5-star)76% of 225

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

AL ABBAS DIGITAL LIMITED
ANUAA EDUCATION SERVICES LIMITED
EASY RESOURCE SEARCH LTD
LOXLEIGHS INVESTMENT LIMITED
MYSTIC DOOR LTD

+4 more

Investment

Investment grade, yield and market outlook

66

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score58/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

84

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,183m
Crossrail 2 route6,060m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,155 nationally

2,248

Est. population

30,000/km²

72%

Employed

62%

Degree educated

£55,000

Median income

5.2%

Claimant rate

Inner cityVery high densityYoung professionals

21

Community stability

Age profile

18%
49%
24%
Under 1818%
18–3449%
35–4924%
50–648%
65+2%

Tenure

57%
21%
Own outright6%
Own (mortgage)11%
Private rent57%
Social rent21%
Shared ownership4%
Rent free0%

Ethnicity

16%
26%
36%
White British16%
White Other26%
Asian36%
Black6%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine10%
No car household81%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent57%
Social rent21%

vs. London

Income vs London+31.0%
Price vs London-25.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
3
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
907 homes · Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

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
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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£387,500)

£6,875

Standard buyer

£0

First-time buyer

Save £6,875

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E14 9AX

Full postcodeE14 9AX
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.501941
Longitude-0.024768
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