Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50065, -0.01335

E14 9FF— Blackwall & Cubitt Town, Tower Hamlets

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

City living at its best

 

Top 5% LondonSchools 88%Safety 63/100Transport 83/100Yield 4.80%

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
77
Safety
63
Schools
68
Transport
83
Environment
69
Investment
62

The bottom line

E14 9FF offers exceptional schools (88% Good/Outstanding), fast broadband and good transport links at £475,000 median — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

E14 9FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-8.7% vs London avg
vs London crime+109.0% vs London avg

Deep-dive guides for E14 9FF

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

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How E14 9FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
—

Primary

Mulberry Wood Wharf Primary School

Not yet inspected · Inspected May 2025 · 5 min walk

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 9 min walk

P8: +0.31A8: 53.2

88% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

135.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 329.2%

+40% vs borough

Crime by type

Other30%
Anti-social behaviour26%
Violence & sexual offences20%
Vehicle crime7%
Drug offences6%
Theft5%
Burglary4%
Robbery2%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.1km

Crime is +109% above 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.

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

-6.9%

This year

Flat

Dominant type

Price history

Sales (24 months)5
New build0.0%
Avg flat£475,000
Price per m²£6,043/m²
Price per ft²£561/ft²
Avg floor area79.1 m²

EPC breakdown

B
19%
C
38%
D
5%
E
1%

Based on 63 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

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

£2,376/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£197,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+5.8%

Total change

+358%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.9%

per year

Acceleration

-20.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 114 sales

Property Type Mix

Total: 114 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£104k£180k+73.6%16.2
Post-dot-com plateau2001–2004£155k£270k+74.2%2.5
Pre-crash peak2005–2007£225k£286k+27.1%2.7
GFC & correction2008–2012£363k£584k+61%3.5
Help-to-Buy recovery2013–2016£446k£448k+0.4%2.2
Rate-rise correction2022–2022£510k£510k+0%3
Current market2024–2024£475k£475k+0%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.8%
District
5.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
South Quay DLR StationDLR line
2.3 min walk
Greenwich

Nearby stations

South Quay DLR StationDLR
2 min walk
Canary Wharf Underground StationJubilee
6 min walk
Crossharbour DLR StationDLR
7 min walk
Heron Quays DLR StationDLR
8 min walk
Canary Wharf DLR StationDLR
9 min walk
No bus stops within 400m

70

Walkability score

335

Footpaths (500m)

19

Santander docks (800m)

0.2 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

5

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)380
Nearest car park173m
Santander docks (800m)19
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
173m
🅿️
NCP Car Park London Docklands City Harbour· yes
641m
🅿️
Customers - Billingsgate Market380 spaces· yes
691m

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: 4.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

4 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

11

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

116

Restaurants (800m)

31

Cafes (800m)

7

Pubs (400m)

4

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

5

Convenience

Nearest supermarketM&S Simply Food · 390 m
2 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

321m

Post office

Nearby shops

Co-op Food273 m
Tesco Express275 m
Signorelli288 m
Morrisons Daily291 m

Nearby cafes

La Nina Caffe & Mercato147 m
Badiani164 m
Vow Cafe220 m
Canary Garden Cafe234 m

Nearby restaurants

Uoichi31 m
Gallina38 m
Yuhoki62 m
Manjal82 m

Nearby pubs

The Boathouse134 m
Tam’s Vineyard & Jazz Bar160 m
MM Bar (Gin & Cocktails)166 m
MM Bar (Beer & Wine)173 m

Nearby gyms

Ultimate Performance152 m
MoreYoga223 m
Third Space279 m
Island Studio317 m

Nearby pharmacies

Allen's Pharmacy316 m
Boots393 m
Britannia Pharmacy735 m

Nearby health

The Baltic Medical Centre28 m
Nuffield Health Fitness & Wellbeing262 m
InnovaDent Dental Clinic285 m
JM Radiology Reporting340 m
Food hygiene (5-star)72% of 301

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

ALTU LONDON COMPANY LIMITED
AYURBLISS LIMITED
FINNUS LTD
KATCH LABS LTD
LODHI CONSULTANT LTD

+6 more

Investment

Investment grade, yield and market outlook

62

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

80.2

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,454m
Crossrail 2 route6,663m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,484 nationally

2,058

Est. population

7,301/km²

76%

Employed

72%

Degree educated

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

27

Community stability

Age profile

16%
48%
25%
Under 1816%
18–3448%
35–4925%
50–648%
65+3%

Tenure

18%
55%
16%
Own outright11%
Own (mortgage)18%
Private rent55%
Social rent16%
Shared ownership1%

Ethnicity

20%
24%
38%
White British20%
White Other24%
Asian38%
Black8%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household68%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent55%
Social rent16%

vs. London

Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
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)
11
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
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

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 (£475,000)

£11,250

Standard buyer

£2,500

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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 9FF

Full postcodeE14 9FF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.500651
Longitude-0.013355
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