Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50007, -0.01808

E14 9HD— Canary Wharf, Tower Hamlets

Location and area intelligence for E14 9HD, Canary Wharf, Tower Hamlets

City buzz without the premium tag

 

Top 5% LondonSchools 83%Safety 73/100Transport 75/100Yield 5.55%

Best for: Families, Commuters, Young professionals

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Well-connected — strong transport access

Liveability
76
Safety
73
Schools
73
Transport
75
Environment
69
Investment
59

The bottom line

E14 9HD offers exceptional schools (83% Good/Outstanding), low crime, fast broadband and good transport links at £410,625 median — a strong choice for Families and Commuters.

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Location

E14 9HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-21.0% vs London avg
vs London income+27.1% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for E14 9HD

🛡️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🔒 Very Safe🍕 Buzzing

“City buzz without the premium tag”

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How E14 9HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★

Primary

Seven Mills Primary School

Good · Inspected Jul 2023 · 6 min walk

KS2: 104.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 8 min walk

P8: +0.31A8: 53.2

83% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.9 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 458.8%

-18% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour18%
Drug offences12%
Vehicle crime11%
Theft4%
Burglary4%
Robbery3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

5

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 526m

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

£410,625

Median sale price

21% below London median

£410,625 is 21% below the London median (£520,000)

-30.7%

This year

Flat

Dominant type

Price history

5-year change
+1.4%
Sales (24 months)8
New build0.0%
Avg flat£410,625
Price per m²£16,692/m²
Price per ft²£1,551/ft²
Avg floor area47.5 m²

EPC breakdown

B
68%
C
25%

Based on 93 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£8,031
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,350

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

7.7×

Price-to-income

£2,054/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£118,750
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

2009–2026 · CAGR

+-2%

Total change

-29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.2%

per year

Acceleration

-4.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 157 sales

Property Type Mix

Total: 157 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£367k£280k-23.7%24.8
Help-to-Buy recovery2013–2016£573k£398k-30.6%4.8
Brexit uncertainty2017–2019£500k£329k-34.2%5
Pandemic surge2020–2021£440k£405k-8%2
Rate-rise correction2022–2023£385k£325k-15.6%5
Current market2024–2026£559k£260k-53.5%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
0.5%
District
2.4%

CAGR over 16yr 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 Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Better than 87% of London
South Quay DLR StationDLR line
1.5 min walk
Greenwich

Nearby stations

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

74

Walkability score

300

Footpaths (500m)

17

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

4

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park492m
Santander docks (800m)17
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
492m
🅿️
NCP Car Park London Docklands City Harbour· yes
604m

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: 4.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 43%
Less green space than 77% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

8 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

13

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

177

Parks (1km)

166

Restaurants (800m)

40

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

23

Sports (1km)

5

Convenience

Nearest supermarketYOHOME · 231 m
3 tennis courts6 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

548m

Post office

Nearby shops

Tesco Express72 m
Zapp132 m
Co-op Food203 m
Paul328 m

Nearby cafes

Canary Garden Cafe165 m
Hazev199 m
Attendant262 m
TDO Cafe Bistro287 m

Nearby restaurants

Baguette Express46 m
Subway49 m
Capeesh56 m
Lemongrass Kitchen68 m

Nearby pubs

Hazev168 m
The Boathouse324 m
Tam’s Vineyard & Jazz Bar378 m
MM Bar (Gin & Cocktails)394 m

Nearby gyms

Parkour Generations130 m
Hybrid Fitness (Canary Wharf)146 m
Nuffield Health Fitness & Wellbeing367 m
Baltimore Wharf Swimming Pool368 m

Nearby pharmacies

Boots320 m
Allen's Pharmacy543 m
Barkantine Pharmacy560 m
Britannia Pharmacy776 m

Nearby health

SameDayDoctor83 m
Nuffield Health Fitness & Wellbeing89 m
Mouth Dental214 m
Millharbour Dentistry255 m
Food hygiene (5-star)77% of 355

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

AI PERSPECTIVE LIMITED
ALIGO ELECTRONICS LIMITED
DADA REAL ESTATES LIMITED
FERA CONSULTING LTD
MELUCKY LTD

+5 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
5.5% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score50/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

80.9

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 route3,240m
Crossrail 2 route6,506m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,470 nationally

2,407

Est. population

30,000/km²

62%

Employed

60%

Degree educated

£53,400

Median income

5.0%

Claimant rate

SuburbanVery high densityRenters

22

Community stability

Age profile

21%
44%
22%
Under 1821%
18–3444%
35–4922%
50–649%
65+4%

Tenure

52%
31%
Own outright6%
Own (mortgage)8%
Private rent52%
Social rent31%
Shared ownership4%

Ethnicity

14%
18%
51%
White British14%
White Other18%
Asian51%
Black7%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household79%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent51%
Social rent31%

vs. London

Income vs London+27.1%
Price vs London-21.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
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)
115
Largest scheme
907 homes · Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL907 homes
completed
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
TATE & LYLE, SOUTH WEST JUNCTION OF, TATE & LYLE, SOUTH WEST JUNCTION OF, LIGHTERMAN'S ROAD, MASTMAKER ROAD, E14544 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
18.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Maium TalukdarAspire
Saied AhmedAspire

Stamp Duty & Affordability Calculator

Stamp duty on median price (£410,625)

£8,031

Standard buyer

£0

First-time buyer

Save £8,031

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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Key facts for E14 9HD

Full postcodeE14 9HD
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.500066
Longitude-0.018077
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