Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.49980, -0.01737

E14 9HQ— Canary Wharf, Tower Hamlets

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

The practical family move

 

Schools 80%Safety 15/100Transport 84/100Yield 6.81%

Best for: Commuters, Investors, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
66
Safety
15
Schools
71
Transport
84
Environment
69
Investment
71

The bottom line

E14 9HQ offers exceptional schools (80% Good/Outstanding), fast broadband and good transport links at £335,000 median — a strong choice for Commuters and Investors.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E14 9HQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E14 9HQ meets your needs.

Location

E14 9HQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-35.6% vs London avg
vs London income+31.0% vs London avg
vs London crime+566.0% vs London avg

Deep-dive guides for E14 9HQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E14 9HQ with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime💰 Value Find🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How E14 9HQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

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

80% of local schools rated Good or Outstanding · based on 12 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

Very high crime

432.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 326.1%

+348% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other43%
Violence & sexual offences18%
Anti-social behaviour17%
Theft7%
Burglary6%
Drug offences3%
Robbery3%
Vehicle crime3%

Stop & search

13.3

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Millwall Fire Station · 579m

Crime is +566% 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.

£335,000

Median sale price

Bottom 25% — 36% below London median

£335,000 is 36% below the London median (£520,000)

+8.2%

This year

Flat

Dominant type

Price history

5-year change
-30.9%
Sales (24 months)5
New build0.0%
Avg flat£335,000
Price per m²£11,837/m²
Price per ft²£1,100/ft²
Avg floor area54.1 m²

EPC breakdown

B
73%
C
17%

Based on 90 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£4,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,300

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

6.1×

Price-to-income

£1,676/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£135,250
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 FAnnual charge £2,233
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+-0.5%

Total change

-8%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.3%

per year

Acceleration

-12.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 155 sales

Property Type Mix

Total: 155 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£426k£425k-0.1%22.5
Help-to-Buy recovery2013–2016£420k£533k+26.8%8
Brexit uncertainty2017–2019£725k£345k-52.4%4.7
Pandemic surge2020–2021£480k£485k+1%1
Rate-rise correction2022–2023£605k£455k-24.8%4.5
Current market2024–2025£450k£390k-13.3%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.9% alpha

Flat/maisonette-2.9% 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

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
South Quay DLR StationDLR line
1 min walk
Greenwich

Nearby stations

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

75

Walkability score

303

Footpaths (500m)

16

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf ★15 min
City31 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 park444m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
444m
🅿️
NCP Car Park London Docklands City Harbour· yes
560m

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: 34%
Less green space than 76% 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

7 min walk

62%

Recommend GP

62%

Overall GP experience

6

GPs within 1km

12

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.1 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)

165

Restaurants (800m)

42

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

9

Gyms (1km)

21

Sports (1km)

5

Convenience

Nearest supermarketYOHOME · 200 m
2 tennis courts6 swimming pools4 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)

553m

Post office

Nearby shops

Tesco Express78 m
Zapp145 m
Co-op Food147 m
Paul364 m

Nearby cafes

Canary Garden Cafe168 m
Attendant205 m
Hazev252 m
TDO Cafe Bistro317 m

Nearby restaurants

Capeesh15 m
Lemongrass Kitchen65 m
Subway72 m
Baguette Express75 m

Nearby pubs

Hazev216 m
The Boathouse305 m
Tam’s Vineyard & Jazz Bar360 m
MM Bar (Gin & Cocktails)375 m

Nearby gyms

Parkour Generations165 m
Hybrid Fitness (Canary Wharf)185 m
Nuffield Health Fitness & Wellbeing321 m
Baltimore Wharf Swimming Pool322 m

Nearby pharmacies

Boots349 m
Allen's Pharmacy487 m
Barkantine Pharmacy598 m
Britannia Pharmacy726 m

Nearby health

Nuffield Health Fitness & Wellbeing91 m
SameDayDoctor111 m
Millharbour Dentistry225 m
Mouth Dental269 m
Food hygiene (5-star)76% of 355

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
20
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

BAYESWATER CORPORATION LIMITED
BILLBOARDSLAB LTD
BOSSA HOUSE LTD
CLEVIFAI LTD
DA FENG PROPERTY MANAGEMENT LIMITED

+15 more

Investment

Investment grade, yield and market outlook

71

Investment score

Strong

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score43/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

85.8

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 route3,238m
Crossrail 2 route6,559m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,423 nationally

1,546

Est. population

4,561/km²

70%

Employed

72%

Degree educated

£55,000

Median income

3.5%

Claimant rate

Urban coreMedium densityYoung professionals

23

Community stability

Age profile

15%
51%
22%
Under 1815%
18–3451%
35–4922%
50–649%
65+3%

Tenure

15%
58%
15%
Own outright10%
Own (mortgage)15%
Private rent58%
Social rent15%
Shared ownership3%
Rent free0%

Ethnicity

14%
26%
45%
White British14%
White Other26%
Asian45%
Black5%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine8%
No car household78%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent58%
Social rent15%

vs. London

Income vs London+31.0%
Price vs London-35.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
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)
126
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
31 - 39, 31 - 39, MILLHARBOUR, E14 9TZ512 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 (£335,000)

£4,250

Standard buyer

£0

First-time buyer

Save £4,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E14 9HQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E14 9HQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

What else could £335k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E14 9HQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E14 9HQ

Full postcodeE14 9HQ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.499802
Longitude-0.017368
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