Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50979, -0.00179

E14 9GB— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 64/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
64
Schools
90
Transport
64
Environment
57
Investment
57

The bottom line

E14 9GB offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E14 9GB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+99.0% vs London avg

Deep-dive guides for E14 9GB

🛡️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 9GB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Culloden Primary - A Paradigm Academy

Not yet inspected · Inspected Jun 2025 · 7 min walk

KS2: 107.3

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 12 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 27 min walk

3 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 345.9%

+34% vs borough

Crime by type

Other33%
Violence & sexual offences15%
Anti-social behaviour14%
Vehicle crime12%
Theft10%
Drug offences6%
Robbery5%
Burglary5%

Stop & search

7.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 902m

Crime is +99% 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£6,966/m²
Price per ft²£647/ft²
Avg floor area58 m²

EPC breakdown

B
53%
C
28%

Based on 81 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£145,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2026 · CAGR

+-0.3%

Total change

-6%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

+21.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 145 sales

Property Type Mix

Total: 145 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£425k£425k+0%1
GFC & correction2008–2012£305k£283k-7.4%21
Help-to-Buy recovery2013–2016£342k£477k+39.5%5.8
Brexit uncertainty2017–2018£370k£341k-7.8%3.5
Pandemic surge2020–2021£486k£480k-1.2%2.5
Current market2025–2026£390k£400k+2.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
1.5%
District
2.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
East India DLR StationDLR line
0.2 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
5 min walk
All Saints DLR StationDLR
10 min walk
Canning Town Underground StationJubilee
10 min walk
Canning Town DLR StationDLR
10 min walk
Canning TownNational Rail
11 min walk
4 bus routes · 7 stops within 400m · 152 buses/hr peak

67

Walkability score

249

Footpaths (500m)

6

Santander docks (800m)

0.0 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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)68
Nearest car park189m
Santander docks (800m)6
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
305m
🅿️
Docklands Parking· yes
344m

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

5 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalA&E Department · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

12

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Tommy Flowers (491 m)

Nearest supermarketNest · 483 m
3 swimming pools3 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)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Nisa Local75 m
Welcome413 m
Jay's Off Licence458 m
Umar Grocers477 m

Nearby cafes

Westland Coffee196 m
Dora Sweet and Savoury233 m
Sandwich Plus286 m
Almari363 m

Nearby restaurants

Subway77 m
Gelato a Casa140 m
Bar Salento251 m
Scoff & Banter387 m

Nearby pubs

The Tommy Flowers491 m
The Greenwich Pensioner637 m
Taylor's of Goodluck Hope Bar & Deli652 m
soda and friends700 m

Nearby gyms

F45 Training170 m
PureGym207 m
Parkour Generations215 m
Elasko390 m

Nearby pharmacies

Britannia Pharmacy425 m

Nearby health

The Aberfeldy Practice352 m
Align & Smile553 m
All Saints Dental Care720 m
Food hygiene (5-star)71% of 42

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
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

ACADEMY SUCCESS DIVANOVA LTD
DOBRO LTD
FORTUNA REALTY LTD
LEADER GLOBAL LIMITED
SHILOH ENTERPRISE LTD

+2 more

Investment

Investment grade, yield and market outlook

57

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 score18/100
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

63.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,732m
Crossrail 2 route6,535m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,237 nationally

1,278

Est. population

8,499/km²

70%

Employed

59%

Degree educated

5.1%

Claimant rate

Inner cityHigh densityYoung professionals

28

Community stability

Age profile

19%
42%
27%
Under 1819%
18–3442%
35–4927%
50–6410%
65+2%

Tenure

17%
43%
29%
Own outright6%
Own (mortgage)17%
Private rent43%
Social rent29%
Shared ownership6%

Ethnicity

16%
14%
50%
White British16%
White Other14%
Asian50%
Black8%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine15%
No car household67%
Unemployed7%
No qualifications11%

Housing tenure (Census 2021)

Private rent43%
Social rent29%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
100%
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)
296
Largest scheme
650 homes · BRUNSWICK WHARF, BRUNSWICK WHARF, ASPEN WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

BRUNSWICK WHARF, BRUNSWICK WHARF, ASPEN WAY, E14650 homes
completed
Phase 2, Elektron Building, Phase 2, Elektron Building, Aspen Way, E14437 homes
completed
Aberfeldy Estate, Phase 1, Aberfeldy Estate, Phase 1, East India Dock Road, E14342 homes
completed
Castle Warf, Esso Petrol Station, Castle Warf, Esso Petrol Station, Leamouth Road, E14 0JG338 homes
completed
Aberfeldy Estate Phase 3, Aberfeldy Estate Phase 3, Abbott Road, E14 0PG295 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 9GB

Full postcodeE14 9GB
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.509789
Longitude-0.001789
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