Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50720, -0.00589

E14 9FX— Blackwall & Cubitt Town, Tower Hamlets

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 63/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
78
Safety
78
Schools
95
Transport
63
Environment
54
Investment
59

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E14 9FX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime-25.0% vs London avg

Deep-dive guides for E14 9FX

🛡️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 9FX 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 · 5 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House 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

96

Road safety score

4

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Poplar Fire Station · 736m

Crime is 25% below 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£5,650/m²
Price per ft²£525/ft²
Avg floor area77.7 m²

EPC breakdown

B
10%
C
3%

Based on 13 properties · Confidence: medium

Street mix

Flat 78%Other 22%

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£194,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
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

2016–2024 · CAGR

+16.7%

Total change

+245%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-267.33

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£126k£126k+0%1
Brexit uncertainty2017–2018£115k£110k-3.5%1
Pandemic surge2021–2021£115k£115k+0%1
Rate-rise correction2022–2022£425k£425k+0%1
Current market2024–2024£435k£435k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position40

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
1.1 min walk
Canning Town

Nearby stations

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

63

Walkability score

259

Footpaths (500m)

11

Santander docks (800m)

0.1 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)

7

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)448
Nearest car park111m
Santander docks (800m)11
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Docklands Parking· yes
186m
🅿️
Customers - Billingsgate Market380 spaces· yes
496m
🅿️
Mercury Walk Car Park· yes
710m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 22%
Less green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

145

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

13

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Greenwich Pensioner (437 m)

Nearest supermarketNest · 242 m
3 tennis courts1 swimming pools1 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)

662m

Post office

Nearby shops

Riverside Store169 m
Tesco Express300 m
Nisa Local342 m
Poplar Wines and Spirits365 m

Nearby cafes

La Mook106 m
Dock Coffee200 m
Sandwich Plus255 m
Dora Sweet and Savoury282 m

Nearby restaurants

Il Bianco66 m
FOGG's81 m
Scoff & Banter158 m
Mooboo220 m

Nearby pubs

The Greenwich Pensioner437 m
Hope & Anchor477 m
The Gun612 m
The Stargazer666 m

Nearby gyms

Elasko89 m
More Yoga220 m
F45 Training317 m
Parkour Generations320 m

Nearby pharmacies

Britannia Pharmacy331 m
Boots793 m
Allen's Pharmacy1.0 km

Nearby health

Align & Smile194 m
The Aberfeldy Practice582 m
All Saints Dental Care623 m
Gough Walk Practice638 m
Food hygiene (5-star)59% of 71

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

AYYAN CONSULTANCY LTD
DKLY LTD
MHIA HOLDINGS LIMITED
P9 EVENTS AND COMMUNITY LTD
PUT LIFE IN YOUR BODY LIMITED

+3 more

Investment

Investment grade, yield and market outlook

59

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

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

4/100

Velocity score

Future outlook

78

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 route4,342m
Crossrail 2 route6,503m

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

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
33
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
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

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 9FX

Full postcodeE14 9FX
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.507197
Longitude-0.005894
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