Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49768, -0.01346

E14 9LS— Blackwall & Cubitt Town, Tower Hamlets

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

The family fortress

 

Top 5% LondonSchools 80%Safety 77/100Transport 73/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families, Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
77
Schools
64
Transport
73
Environment
76
Investment
58

The bottom line

E14 9LS offers exceptional schools (80% Good/Outstanding), low crime, fast broadband, good transport links and a green environment — a strong choice for Families and Commuters.

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Location

E14 9LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime-19.0% vs London avg

Deep-dive guides for E14 9LS

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

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“The family fortress”

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How E14 9LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · Inspected Feb 2025 · 5 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 5 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 · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.7 incidents per 1,000 residents

Better than 60% of London
↑ Rising 441.2%

-45% vs borough

Crime by type

Other37%
Violence & sexual offences16%
Anti-social behaviour13%
Theft9%
Vehicle crime9%
Burglary7%
Drug offences5%
Robbery4%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 909m

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,566/m²
Price per ft²£517/ft²
Avg floor area55.6 m²

EPC breakdown

B
42%
C
48%
D
7%

Based on 97 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£139,000
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2006–2026 · CAGR

+0.3%

Total change

+6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

-11.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 156 sales

Property Type Mix

Total: 156 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£250k£285k+14%38.5
GFC & correction2008–2012£379k£250k-34%5.2
Help-to-Buy recovery2013–2016£280k£372k+32.9%7.8
Brexit uncertainty2017–2019£368k£315k-14.3%3
Pandemic surge2020–2021£420k£335k-20.2%3.5
Rate-rise correction2022–2022£334k£334k+0%5
Current market2024–2026£322k£265k-17.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
0.5%
District
2.2%

CAGR over 18yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 84% of London
Crossharbour DLR StationDLR line
2.7 min walk
Greenwich

Nearby stations

Crossharbour DLR StationDLR
3 min walk
South Quay DLR StationDLR
4 min walk
Canary Wharf Underground StationJubilee
9 min walk
Mudchute DLR StationDLR
10 min walk
Heron Quays DLR StationDLR
11 min walk
No bus stops within 400m

69

Walkability score

259

Footpaths (500m)

18

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

3

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park319m
Santander docks (800m)18
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
319m
🅿️
Lawn House Close Car Park· yes
324m

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: 4.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 58%
More green space than 84% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

3 min walk

62%

Recommend GP

62%

Overall GP experience

6

GPs within 1km

9

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

74

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

5

Convenience

Nearest supermarketYOHOME · 291 m
2 tennis courts6 swimming pools2 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)

189m

Post office

Nearby shops

Manani Brothers171 m
Docklands Halal Grocers179 m
Tesco Express198 m
Co-op Food215 m

Nearby cafes

Attendant156 m
La Nina Caffe & Mercato218 m
St Georges of Mayfair229 m
Le Munch Bunch237 m

Nearby restaurants

Destiny11 m
Kali's Caribbean73 m
Bagel Express73 m
Spoon & Rice73 m

Nearby pubs

The George168 m
Pepper Street Tavern349 m
The Boathouse453 m
Tam’s Vineyard & Jazz Bar490 m

Nearby gyms

Baltimore Wharf Swimming Pool180 m
Nuffield Health Fitness & Wellbeing184 m
Powerleague321 m
Parkour Generations476 m

Nearby pharmacies

Allen's Pharmacy199 m
Britannia Pharmacy408 m
Boots654 m
Docklands Pharmacy905 m

Nearby health

InnovaDent Dental Clinic46 m
Damira Dental Studios267 m
Island Health273 m
Millharbour Dentistry290 m
Food hygiene (5-star)64% of 154

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

ATIROL LIMITED
BANGO CONSTRUCTION LTD
BARKING & DAGENHAM RESIDENTIAL LTD
BETTER BODY CBD LTD
BLACKSTONES GROUP LTD

+9 more

Investment

Investment grade, yield and market outlook

58

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

77.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,161m
Crossrail 2 route6,913m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,639 nationally

1,747

Est. population

30,000/km²

53%

Employed

55%

Degree educated

5.6%

Claimant rate

Inner cityVery high densityRenters

24

Community stability

Age profile

24%
50%
19%
Under 1824%
18–3451%
35–4919%
50–645%
65+1%

Tenure

51%
31%
Own outright5%
Own (mortgage)12%
Private rent51%
Social rent31%
Shared ownership1%

Ethnicity

18%
47%
White British11%
White Other18%
Asian47%
Black9%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine9%
No car household77%
Unemployed10%
No qualifications11%

Housing tenure (Census 2021)

Private rent51%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
6
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)
11
Largest scheme
907 homes · Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

Meridian Gate, Meridian Gate, Marsh Wall, E14423 homes
completed
3, 3, Limeharbour, E14 9TQ212 homes
completed
7, 7, Limeharbour, London, E14 9NQ134 homes
completed
MERIDIAN GATE, PHASE III, MERIDIAN GATE, PHASE III, MARSH WALL, E14112 homes
completed
Boatmans House, 2, Boatmans House, 2, Selsdon Way, E14 9LA99 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 9LS

Full postcodeE14 9LS
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.497676
Longitude-0.013456
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
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