Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50072, -0.01018

E14 9BX— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 75%Safety 64/100Transport 64/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
64
Schools
61
Transport
64
Environment
69
Investment
56

The bottom line

E14 9BX offers fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E14 9BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+99.0% vs London avg

Deep-dive guides for E14 9BX

🛡️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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“High-connectivity investment target”

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How E14 9BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Mulberry Wood Wharf Primary School

Not yet inspected · Inspected May 2025 · 3 min walk

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 10 min walk

P8: +0.31A8: 53.2

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

129.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 571.1%

+34% vs borough

Crime by type

Other31%
Anti-social behaviour21%
Violence & sexual offences18%
Vehicle crime9%
Burglary8%
Drug offences7%
Robbery3%
Theft3%

Stop & search

7.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.2km

Crime is +99% 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£12,261/m²
Price per ft²£1,139/ft²
Avg floor area62.8 m²

EPC breakdown

B
41%
C
27%
F
1%
G
1%

Based on 70 properties · Confidence: high

Street mix

Flat 96%Other 4%

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 yield849 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 era2016
WallsAverage thermal transmittance 0.30 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+2%

Total change

+20%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.4%

per year

Acceleration

+71.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 78 sales

Property Type Mix

Total: 78 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£643k£643k+0%54
Brexit uncertainty2017–2018£624k£561k-10.1%5.5
Pandemic surge2020–2021£505k£540k+6.9%3.5
Rate-rise correction2022–2022£480k£480k+0%5
Current market2025–2025£770k£770k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7.2% alpha

Flat/maisonette-7.2% α
Local
-4.7%
District
2.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
South Quay DLR StationDLR line
4.9 min walk
Maze Hill

Nearby stations

South Quay DLR StationDLR
5 min walk
Crossharbour DLR StationDLR
8 min walk
Canary Wharf Underground StationJubilee
8 min walk
Heron Quays DLR StationDLR
10 min walk
Blackwall DLR StationDLR
10 min walk
No bus stops within 400m

56

Walkability score

250

Footpaths (500m)

15

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge20 min ↓
Victoria34 min ↓
Waterloo28 min ↓
Canary Wharf ★7 min
City28 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

8

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)380
Nearest car park85m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
85m
🅿️
Customers - Billingsgate Market380 spaces· yes
711m
🅿️
NCP Car Park London Docklands City Harbour· yes
722m

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: 4.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
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: 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 yield849.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ROSERTON STREET SURGERY

THE ISLAND MEDICAL CENTRE, ROSERTON STREET, E14 3PG

3 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

9

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

52

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

7

Convenience

Nearest supermarketWaitrose · 630 m
2 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

283m

Post office

Nearby shops

Tesco Express144 m
Morrisons Daily155 m
Island Wines249 m
Signorelli250 m

Nearby cafes

Cafe Seek166 m
La Nina Caffe & Mercato201 m
Supsershakes207 m
Badiani281 m

Nearby restaurants

Bella Cosa137 m
Manjal139 m
Yuhoki181 m
Tapaunow190 m

Nearby pubs

The Gun209 m
MM Bar (Gin & Cocktails)278 m
MM Bar (Beer & Wine)281 m
Tam’s Vineyard & Jazz Bar286 m

Nearby gyms

MoreYoga191 m
In2Sport234 m
Ultimate Performance251 m
Island Studio263 m

Nearby pharmacies

Allen's Pharmacy271 m
Boots576 m
Britannia Pharmacy754 m

Nearby health

The Baltic Medical Centre205 m
InnovaDent Dental Clinic372 m
JM Radiology Reporting456 m
Nuffield Health Fitness & Wellbeing482 m
Food hygiene (5-star)67% of 140

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

DOLLAR BAY POINT (LONDON) RTM COMPANY LIMITED
HOUR RECRUITMENT LIMITED
JEDI CODERS LTD
JEFFERY CAPITAL ADVISORY LTD
THE CONSCIOUS AI LTD

Investment

Investment grade, yield and market outlook

56

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

55.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,567m
Crossrail 2 route6,802m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,544 nationally

1,976

Est. population

12,290/km²

68%

Employed

53%

Degree educated

5.8%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

21%
38%
24%
Under 1821%
18–3439%
35–4924%
50–6411%
65+6%

Tenure

16%
44%
30%
Own outright7%
Own (mortgage)16%
Private rent44%
Social rent30%
Shared ownership2%

Ethnicity

24%
19%
37%
White British24%
White Other20%
Asian37%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household58%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent44%
Social rent30%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
4
Development activity
medium
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)
12
Largest scheme
423 homes · Meridian Gate, Meridian Gate, Marsh Wall, E14
Pipeline pressure
NONE

Named schemes (500m)

Meridian Gate, Meridian Gate, Marsh Wall, E14423 homes
completed
3, 3, Limeharbour, E14 9TQ212 homes
completed
Plot G3 Wood Wharf, Plot G3 Wood Wharf, Prestons Road, E14 9PZ176 homes
completed
Plot H1-H4, Plot H1-H4, Prestons Road, E14 9SF143 homes
completed
Site at Dollar Bay Court, Site at Dollar Bay Court, Lawn House Close, E14 9YJ121 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

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Key facts for E14 9BX

Full postcodeE14 9BX
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.500723
Longitude-0.010182
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