Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.49784, -0.02160

E14 9LH— Canary Wharf, Tower Hamlets

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

Under-the-radar value

 

Top 10% LondonSchools 75%Safety 76/100Transport 65/100Yield 6.04%

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
76
Schools
68
Transport
65
Environment
69
Investment
62

The bottom line

E14 9LH offers low crime and fast broadband at £377,500 median — a strong choice for Families and Young professionals.

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Location

E14 9LH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-27.4% vs London avg
vs London income+27.1% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for E14 9LH

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

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“Under-the-radar value”

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How E14 9LH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

Seven Mills Primary School

Good · Inspected Jul 2023 · 2 min walk

KS2: 104.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 7 min walk

P8: +0.31A8: 53.2

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.8 incidents per 1,000 residents

Better than 56% of London
↑ Rising 412.5%

-40% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime15%
Burglary7%
Drug offences4%
Theft2%
Robbery2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 428m

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

£377,500

Median sale price

27% below London median

£377,500 is 27% below the London median (£520,000)

-5.5%

This year

Flat

Dominant type

Price history

5-year change
-25.2%
Sales (24 months)8
New build0.0%
Avg flat£377,500
Price per m²£7,232/m²
Price per ft²£672/ft²
Avg floor area50.3 m²

EPC breakdown

B
14%
C
67%
D
1%
E
1%

Based on 83 properties · Confidence: high

Street mix

Flat 100%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£6,375
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,700

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

7.1×

Price-to-income

£1,888/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£125,750
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+3.8%

Total change

+128%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.7%

per year

Acceleration

-2.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 191 sales

Property Type Mix

Total: 191 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£226k£226k+0%94
Pre-crash peak2005–2007£243k£277k+14.4%13.7
GFC & correction2008–2012£323k£304k-5.8%2
Help-to-Buy recovery2013–2016£290k£459k+58.2%6.5
Brexit uncertainty2017–2019£430k£500k+16.3%2
Pandemic surge2021–2021£505k£505k+0%2
Rate-rise correction2022–2023£355k£378k+6.3%2
Current market2024–2026£375k£515k+37.3%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
3.3%
District
3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Heron Quays DLR StationDLR line
7.1 min walk
Deptford

Nearby stations

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

67

Walkability score

150

Footpaths (500m)

14

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★13 min
City38 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)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park478m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
556m
🅿️
Lawn House Close Car Park· yes
780m

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: 3.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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

THE BARKANTINE PRACTICE

BARKANTINE CENTRE, 121 WESTFERRY ROAD, E14 8JH

5 min walk

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 · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

156

Parks (1km)

82

Restaurants (800m)

23

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Tooke Arms (274 m)

Nearest supermarketTian Tian Oriental Supermarket · 151 m
1 tennis courts6 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)

2

Cinemas (2km)

763m

Post office

Nearby shops

Convenience Store210 m
Zapp222 m
The Candy Shell258 m
Westferry Supermarket263 m

Nearby cafes

TDO Cafe Bistro96 m
The Olive Branch Cafe270 m
Cafe Zara Lounge287 m
Eleventh Hour398 m

Nearby restaurants

Mailinda128 m
Lucky Tea133 m
Canting189 m
Britannia Fish Bar210 m

Nearby pubs

The Tooke Arms274 m
Pepper Street Tavern324 m
Hazev445 m
The George588 m

Nearby gyms

Tiller Leisure Centre192 m
Hybrid Fitness (Canary Wharf)218 m
Parkour Generations225 m
Nuffield Health Fitness & Wellbeing405 m

Nearby pharmacies

Barkantine Pharmacy291 m
Boots629 m
Docklands Pharmacy751 m
Allen's Pharmacy754 m

Nearby health

Rejuvence Clinic102 m
SameDayDoctor265 m
Millharbour Dentistry276 m
Barkantine Practice295 m
Food hygiene (5-star)67% of 180

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

BY SHAX LIMITED
C ONE CONCEPT LIMITED
NG EXPORT LIMITED
PSAGOT SERVICES LTD
PYMC LTD

+2 more

Investment

Investment grade, yield and market outlook

62

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
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

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

8/100

Velocity score

Future outlook

79.9

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,903m
Crossrail 2 route6,557m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,407 nationally

2,127

Est. population

30,000/km²

77%

Employed

72%

Degree educated

£53,400

Median income

2.4%

Claimant rate

SuburbanVery high densityRenters

23

Community stability

Age profile

13%
56%
20%
Under 1813%
18–3456%
35–4920%
50–647%
65+4%

Tenure

15%
57%
18%
Own outright7%
Own (mortgage)15%
Private rent57%
Social rent18%
Shared ownership3%

Ethnicity

16%
26%
43%
White British16%
White Other26%
Asian43%
Black7%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine9%
No car household81%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent57%
Social rent18%

vs. London

Income vs London+27.1%
Price vs London-27.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
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)
127
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
Arrowhead Quay East, Arrowhead Quay East, Of 163 Marsh Wall, Marsh Wall, E14767 homes
completed
Arrowhead Quay East Of 163, Arrowhead Quay East Of 163, Marsh Wall, E14765 homes
completed
70, 70, Marsh Wall, E14 9SL763 homes
completed
Lanterns Court, 22, Lanterns Court, 22, Millharbour, E14 9TU639 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 (£377,500)

£6,375

Standard buyer

£0

First-time buyer

Save £6,375

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 9LH

Full postcodeE14 9LH
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.497841
Longitude-0.021603
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