Poplar · Tower Hamlets · Poplar and Limehouse constituency · 51.50822, -0.00921

E14 9EX— Poplar, Tower Hamlets

Location and area intelligence for E14 9EX, Poplar, Tower Hamlets

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 67/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
71
Safety
65
Schools
95
Transport
67
Environment
56
Investment
61

The bottom line

E14 9EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 9EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+93.0% vs London avg

Deep-dive guides for E14 9EX

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

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“High-connectivity investment target”

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How E14 9EX 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 · 3 min walk

KS2: 107.0

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 10 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 450.0%

+30% vs borough

Crime by type

Other30%
Violence & sexual offences20%
Vehicle crime15%
Anti-social behaviour14%
Drug offences6%
Theft6%
Burglary6%
Robbery3%

Stop & search

11.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Poplar Fire Station · 483m

Crime is +93% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,468/m²
Price per ft²£694/ft²
Avg floor area54.5 m²

EPC breakdown

B
2%
C
61%
D
14%
E
1%

Based on 78 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£136,250
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2026 · CAGR

+3.7%

Total change

+86%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.3%

per year

Acceleration

+99.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 130 sales

Property Type Mix

Total: 130 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£231k£250k+8.2%20.8
Help-to-Buy recovery2013–2016£295k£335k+13.6%6
Brexit uncertainty2017–2019£380k£325k-14.5%1
Pandemic surge2020–2021£369k£330k-10.5%2.5
Rate-rise correction2022–2023£351k£304k-13.5%5
Current market2024–2026£425k£430k+1.3%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Flat/maisonette+2.2% α
Local
3.7%
District
1.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Blackwall DLR StationDLR line
1.9 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
2 min walk
All Saints DLR StationDLR
5 min walk
Poplar DLR StationDLR
7 min walk
Canary WharfElizabeth line
9 min walk
West India Quay DLR StationDLR
10 min walk
No bus stops within 400m

72

Walkability score

297

Footpaths (500m)

12

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

11

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)448
Nearest car park184m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Docklands Parking· yes
200m
🅿️
Customers - Billingsgate Market380 spaces· yes
304m

Connectivity

Broadband and mobile coverage

99%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 Mbps
Superfast coverage99%
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: 4.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

GOUGH WALK PRACTICE

NEWBY PLCE HLTH WELLBEING, 21 NEWBY PLACE, E14 0EY

4 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

49

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

12

Gyms (1km)

26

Sports (1km)

2

Convenience

Nearest supermarketNest · 68 m
8 tennis courts3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

553m

Post office

Nearby shops

Tesco Express52 m
Poplar Wines and Spirits112 m
Riverside Store366 m
Basirs Bakery384 m

Nearby cafes

Poplar Cafe96 m
Dock Coffee106 m
Sandwich Plus271 m
Dora Sweet and Savoury326 m

Nearby restaurants

E Burger97 m
Mooboo105 m
Cravings Dessert108 m
FOGG's210 m

Nearby pubs

The Greenwich Pensioner191 m
Hope & Anchor222 m
Pergola527 m
BrewDog551 m

Nearby gyms

More Yoga79 m
Elasko345 m
Parkour Generations361 m
F45 Training390 m

Nearby pharmacies

Britannia Pharmacy88 m
Boots551 m
Allen's Pharmacy1.1 km

Nearby health

Align & Smile392 m
Gough Walk Practice396 m
All Saints Dental Care398 m
The Aberfeldy Practice559 m
Food hygiene (5-star)63% of 172

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

JOLT & WIT LTD
SAHIJWANI HOLDINGS LTD
UNION ACCOUNTANCY LIMITED
UNION ACCOUNTANCY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

61

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

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

17/100

Velocity score

Future outlook

70.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,331m
Crossrail 2 route6,256m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,309 nationally

2,721

Est. population

21,496/km²

64%

Employed

52%

Degree educated

8.9%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

28%
39%
23%
Under 1828%
18–3439%
35–4923%
50–647%
65+3%

Tenure

17%
41%
35%
Own outright4%
Own (mortgage)17%
Private rent41%
Social rent35%
Shared ownership3%
Rent free0%

Ethnicity

15%
55%
White British12%
White Other14%
Asian55%
Black10%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household75%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent41%
Social rent35%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
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)
299
Largest scheme
556 homes · NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL 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
POPLAR DOCK, POPLAR DOCK, TRAFALGAR WAY, E14256 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
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

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
53.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Gulam Kibria ChoudhuryAspire

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Key facts for E14 9EX

Full postcodeE14 9EX
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardPoplar
Latitude51.508216
Longitude-0.009207
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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