Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49684, -0.01588

E14 9EY— Blackwall & Cubitt Town, Tower Hamlets

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

The family fortress

 

Top 5% LondonSchools 80%Safety 77/100Transport 70/100Yield 4.89%

Best for: Families, Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
77
Schools
64
Transport
70
Environment
76
Investment
70

The bottom line

E14 9EY offers exceptional schools (80% Good/Outstanding), low crime, fast broadband, good transport links and a green environment — a strong choice for Families and Commuters.

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Location

E14 9EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime-19.0% vs London avg

Deep-dive guides for E14 9EY

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E14 9EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · Inspected Feb 2025 · 6 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 3 min walk

P8: +0.31A8: 53.2

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.7 incidents per 1,000 residents

Better than 60% of London
↑ Rising 441.2%

-45% vs borough

Crime by type

Other37%
Violence & sexual offences16%
Anti-social behaviour13%
Theft9%
Vehicle crime9%
Burglary7%
Drug offences5%
Robbery4%

Stop & search

1.1

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: Millwall Fire Station · 803m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area57.6 m²

EPC breakdown

B
34%
C
32%

Based on 66 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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£144,000
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

2011–2023 · CAGR

+4.7%

Total change

+73%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-19.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 94 sales

Property Type Mix

Total: 94 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£375k£592k+57.8%33
Help-to-Buy recovery2013–2016£610k£460k-24.6%3.8
Brexit uncertainty2017–2019£453k£660k+45.8%3.5
Pandemic surge2021–2021£558k£558k+0%2
Rate-rise correction2022–2023£660k£650k-1.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
5.3%
District
4.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing20
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Better than 81% of London
Crossharbour DLR StationDLR line
1.8 min walk
Greenwich

Nearby stations

Crossharbour DLR StationDLR
2 min walk
South Quay DLR StationDLR
4 min walk
Mudchute DLR StationDLR
9 min walk
Canary Wharf Underground StationJubilee
9 min walk
Heron Quays DLR StationDLR
10 min walk
No bus stops within 400m

71

Walkability score

240

Footpaths (500m)

17

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf ★15 min
City31 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park214m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
214m
🅿️
Lawn House Close Car Park· yes
502m

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: 4.2 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 10%
More green space than 84% of London

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

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

ISLAND HEALTH

145 EAST FERRY ROAD, ISLE OF DOGS, E14 3BQ

3 min walk

62%

Recommend GP

62%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

196

Parks (1km)

87

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketYOHOME · 178 m
2 tennis courts6 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)

380m

Post office

Nearby shops

Tesco Express77 m
Co-op Food220 m
Zapp332 m
Manani Brothers360 m

Nearby cafes

Le Munch Bunch84 m
St Georges of Mayfair88 m
Kyla's Cafe Bistro116 m
Cafe Zara Lounge177 m

Nearby restaurants

Firezza Pizza63 m
Grand Cholan87 m
Papa John's105 m
Byblos Harbour144 m

Nearby pubs

Pepper Street Tavern156 m
The George177 m
The Boathouse555 m
Hazev558 m

Nearby gyms

Baltimore Wharf Swimming Pool25 m
Nuffield Health Fitness & Wellbeing25 m
Powerleague217 m
Parkour Generations393 m

Nearby pharmacies

Allen's Pharmacy391 m
Britannia Pharmacy393 m
Boots690 m
Barkantine Pharmacy703 m

Nearby health

Millharbour Dentistry161 m
InnovaDent Dental Clinic218 m
Damira Dental Studios240 m
Island Health248 m
Food hygiene (5-star)68% of 182

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

.W8V LTD
CAPITAL LINK GROUP LONDON LIMITED
DRAGO VISION LTD
DWC MOTORS LIMITED
HOSTACCENT LIMITED

+4 more

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

67.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,998m
Crossrail 2 route6,884m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,639 nationally

1,747

Est. population

30,000/km²

53%

Employed

55%

Degree educated

5.6%

Claimant rate

SuburbanVery high densityRenters

24

Community stability

Age profile

24%
50%
19%
Under 1824%
18–3451%
35–4919%
50–645%
65+1%

Tenure

51%
31%
Own outright5%
Own (mortgage)12%
Private rent51%
Social rent31%
Shared ownership1%

Ethnicity

18%
47%
White British11%
White Other18%
Asian47%
Black9%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine9%
No car household77%
Unemployed10%
No qualifications11%

Housing tenure (Census 2021)

Private rent51%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
1
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)
15
Largest scheme
907 homes · Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

70, 70, Marsh Wall, E14 9SL763 homes
completed
Lanterns Court, 22, Lanterns Court, 22, Millharbour, E14 9TU639 homes
completed
Phase 2, Indescon Court, 20, Phase 2, Indescon Court, 20, Millharbour, E14 9TN546 homes
completed
31 - 39, 31 - 39, MILLHARBOUR, E14 9TZ512 homes
completed
Meridian Gate, Meridian Gate, Marsh Wall, E14423 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 9EY

Full postcodeE14 9EY
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.496836
Longitude-0.015884
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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