Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49885, -0.01460

E14 9GE

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

The practical family move

 

Top 7% LondonSchools 83%Safety 79/100Transport 56/100Only 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
79
Schools
66
Transport
56
Environment
68
Investment
55
E14 9GE

Key facts for E14 9GE

Full postcodeE14 9GE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.498847
Longitude-0.014600
Parliamentary constituencyPoplar and Limehouse
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-80.8% vs London avg
vs London crime-20.8% vs London avg

Deep-dive guides for E14 9GE

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

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“The practical family move”

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How E14 9GE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · 7 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · 6 min walk

P8: +0.31A8: 53.2

83% of local schools rated Good or Outstanding

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 25 min walk

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

Safety

5 Jun

Crime rates and local incidents

MEDIUM CRIME

51.5 incidents per 1,000 residents

Better than 61% of London
↑ Rising 83.9%

+50% vs borough

Crime by type

Other24
Violence & sexual offences10
Anti-social behaviour7
Burglary6
Robbery5
Drug offences2
Vehicle crime2
Theft1

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 21% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£100,000

Median sale price

Bottom 25% — 81% below London median

£100,000 is 81% below the London median (£520,000)

Other

Dominant type

Price history

Sales (24 months)1
New build0.0%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£3,000

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

£500/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

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

Council tax band Band FAnnual charge £2,233
Price growth potentialHigh

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
🚇
South Quay DLR StationDLR line
2 min walk
🚂
Greenwich

Nearby stations

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

86

Walkability score

274

Footpaths (500m)

17

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

27 min

London Bridge

48 min

Victoria

31 min

Waterloo

11 min

Canary Wharf ★

30 min

City

Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park290m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
290m
🅿️
NCP Car Park London Docklands City Harbour· yes
431m

Connectivity

Broadband and mobile coverage

7%

Full fibre

7%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed51 Mbps
Median download21 Mbps
Superfast coverage7%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Location

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% 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 AONB8% green spaceTree canopy: 13%
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: 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

5 min walk

62%

Recommend GP

62%

Overall GP experience

6

GPs within 1km

11

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95%59.4%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

109

Restaurants (800m)

30

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

13

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketYOHOME · 229 m
2 tennis courts6 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

268m

Post office

Nearby shops

Co-op Food94 m
Manani Brothers261 m
Docklands Halal Grocers264 m
Island Wines282 m

Nearby cafes

Attendant35 m
La Nina Caffe & Mercato175 m
Canary Garden Cafe299 m
St Georges of Mayfair315 m

Nearby restaurants

Chinese Gourmet86 m
South Quay Streetfood93 m
Pret A Manger94 m
Bagel Express97 m

Nearby pubs

The George307 m
The Boathouse321 m
Tam’s Vineyard & Jazz Bar365 m
MM Bar (Gin & Cocktails)374 m

Nearby gyms

Baltimore Wharf Swimming Pool217 m
Nuffield Health Fitness & Wellbeing218 m
Parkour Generations359 m
Ultimate Performance367 m

Nearby pharmacies

Allen's Pharmacy272 m
Boots503 m
Britannia Pharmacy553 m
Docklands Pharmacy974 m

Nearby health

InnovaDent Dental Clinic114 m
The Baltic Medical Centre208 m
Millharbour Dentistry241 m
Nuffield Health Fitness & Wellbeing262 m
Food hygiene (5-star)72% of 226

Business

Local businesses registered here

Active businesses
286
New (last 12 months)
13
Dissolved (last 12 months)
0
Industry diversity
55
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

53 WARWICK GARDENS LIMITED
ACTION AGAINST HUNGER ENTERPRISES LIMITED
ACTION AGAINST HUNGER UK
AGUS NEXT LIMITED
AHSG LIMITED

+15 more

Investment

Investment grade, yield and market outlook

Loading investment grade…

55

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
Gentrification score43/100
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

4/100

Velocity score

Future outlook

81.4

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,237m
Crossrail 2 route6,762m

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,566 nationally

1,107

Est. population

108,845/km²

63%

Employed

72%

Degree educated

0.8%

Claimant rate

Inner cityVery high densityYoung professionals

18

Community stability

Age profile

Under 187%
18–3471%
35–4918%
50–643%
65+1%

Tenure

Own outright11%
Own (mortgage)13%
Private rent73%
Social rent3%

Ethnicity

White British13%
White Other31%
Asian38%
Black3%
Mixed12%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine3%
No car household82%
Unemployed8%
No qualifications4%

Housing tenure (Census 2021)

Private rent 73%Social rent 3%

vs. London

Price vs London-80.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
70%
Opportunity area
Isle of Dogs
CIL rate (residential)
£175/m²
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
31 - 39, 31 - 39, MILLHARBOUR, E14 9TZ512 homes
completed
Meridian Gate, Meridian Gate, Marsh Wall, E14423 homes
completed
41-43, 41-43, MILLHARBOUR, E14 9TR352 homes
completed
3, 3, Limeharbour, E14 9TQ212 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 (£100,000)

£0

Standard buyer

£0

First-time buyer

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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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity21 Apr
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency24 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile6 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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