Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50682, -0.00551

E14 9BQ— Blackwall & Cubitt Town, Tower Hamlets

Location and area intelligence for E14 9BQ, Blackwall & Cubitt Town, Tower Hamlets

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 63/100Yield 4.90%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
78
Safety
78
Schools
95
Transport
63
Environment
54
Investment
66

The bottom line

E14 9BQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £465,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 9BQ

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 avg price-10.6% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for E14 9BQ

🛡️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 9BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Woolmore Primary School

Outstanding · Inspected Sept 2022 · 6 min walk

KS2: 107.0

★★

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.9 incidents per 1,000 residents

Better than 63% of London
↑ Rising 339.1%

from a low base — still below London average

-49% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Vehicle crime18%
Anti-social behaviour15%
Burglary6%
Theft4%
Drug offences2%
Robbery1%

Stop & search

2.4

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: Poplar Fire Station · 782m

Crime is 25% 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.

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

+5.2%

This year

Flat

Dominant type

Price history

5-year change
-32.6%
Sales (24 months)5
New build0.0%
Avg flat£465,000
Price per m²£6,961/m²
Price per ft²£647/ft²
Avg floor area69.5 m²

EPC breakdown

B
57%
C
72%

Based on 129 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£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

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

£2,326/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£173,750
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsSystem built, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+-1.3%

Total change

-11%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

+59.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 111 sales

Property Type Mix

Total: 111 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£549k£549k+0%82
Brexit uncertainty2017–2019£1.15m£440k-61.7%5
Pandemic surge2020–2020£725k£725k+0%1
Rate-rise correction2022–2023£528k£1.04m+96.7%3
Current market2024–2025£468k£489k+4.6%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.7% alpha

Flat/maisonette-3.7% α
Local
-2%
District
1.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing11
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Blackwall DLR StationDLR line
1.7 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
2 min walk
All Saints DLR StationDLR
9 min walk
Poplar DLR StationDLR
10 min walk
Canary WharfElizabeth line
12 min walk
Canary Wharf Underground StationJubilee
12 min walk
No bus stops within 400m

61

Walkability score

249

Footpaths (500m)

10

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★15 min
City30 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

10

Car parks (800m)

5

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)448
Nearest car park160m
Santander docks (800m)10
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Docklands Parking· yes
234m
🅿️
Customers - Billingsgate Market380 spaces· yes
521m
🅿️
Mercury Walk Car Park· yes
724m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 16%
Less green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

ABERFELDY PRACTICE

ABERFELDY H&W CENTRE, 19 ABERFELDY SQUARE, E14 0XA

8 min walk

78%

Recommend GP

78%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

13

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Greenwich Pensioner (484 m)

Nearest supermarketNest · 290 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

668m

Post office

Nearby shops

Riverside Store129 m
Tesco Express346 m
Nisa Local351 m
Poplar Wines and Spirits410 m

Nearby cafes

La Mook56 m
Dock Coffee250 m
Sandwich Plus298 m
Dora Sweet and Savoury320 m

Nearby restaurants

Il Bianco55 m
FOGG's103 m
Scoff & Banter118 m
Ayanna's London200 m

Nearby pubs

The Greenwich Pensioner484 m
Hope & Anchor522 m
The Gun578 m
The Stargazer621 m

Nearby gyms

Elasko51 m
More Yoga268 m
F45 Training349 m
Parkour Generations357 m

Nearby pharmacies

Britannia Pharmacy378 m
Boots841 m
Allen's Pharmacy1.0 km

Nearby health

Align & Smile152 m
The Aberfeldy Practice621 m
All Saints Dental Care672 m
Gough Walk Practice686 m
Food hygiene (5-star)63% of 62

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

A1 REVENUE LTD
AVANTA CAPITAL LTD
CAPITAL BOOKMASTER LTD
KYN LTD
MAXCOL REALTY LIMITED

+2 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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score23/100
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

78.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,318m
Crossrail 2 route6,551m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,371 nationally

2,067

Est. population

30,000/km²

75%

Employed

70%

Degree educated

3.1%

Claimant rate

Inner cityVery high densityYoung professionals

21

Community stability

Age profile

15%
52%
24%
Under 1815%
18–3452%
35–4924%
50–647%
65+1%

Tenure

14%
61%
13%
Own outright9%
Own (mortgage)14%
Private rent61%
Social rent13%
Shared ownership4%
Rent free0%

Ethnicity

16%
24%
43%
White British16%
White Other24%
Asian43%
Black8%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine8%
No car household76%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent61%
Social rent13%

vs. London

Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
54%
Historic landfill (400m)
2
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)
297
Largest scheme
650 homes · BRUNSWICK WHARF, BRUNSWICK WHARF, ASPEN WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL WAY, E14556 homes
completed
Building C, New Providence Wharf, Building C, New Providence Wharf, Blackwall Way, E14484 homes
completed
NEW PROVIDENCE WHARF, NEW PROVIDENCE WHARF, BLACKWALL WAY, E14260 homes
completed
East Of Poplar Business Park and south west of junction, East Of Poplar Business Park and south west of junction, PRESTONS ROAD, Poplar High Street, E14 9RL243 homes
completed
Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Poplar High Street, Preston's Road, E14243 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
10.9%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Abdul MalikAspire
Ahmodur Rahman KhanAspire
Bellal UddinAspire

Stamp Duty & Affordability Calculator

Stamp duty on median price (£465,000)

£10,750

Standard buyer

£2,000

First-time buyer

Save £8,750

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 9BQ

Full postcodeE14 9BQ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.506822
Longitude-0.005507
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