Poplar · Tower Hamlets · Poplar and Limehouse constituency · 51.51114, -0.00801

E14 9PP— Poplar, Tower Hamlets

Location and area intelligence for E14 9PP, Poplar, Tower Hamlets

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 59/100Yield 4.89%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
65
Schools
95
Transport
59
Environment
56
Investment
74

The bottom line

E14 9PP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E14 9PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+93.0% vs London avg

Deep-dive guides for E14 9PP

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

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“High-connectivity investment target”

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How E14 9PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Woolmore Primary School

Outstanding · Inspected Sept 2022 · 1 min walk

KS2: 107.0

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 7 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 450.0%

+30% vs borough

Crime by type

Other30%
Violence & sexual offences20%
Vehicle crime15%
Anti-social behaviour14%
Drug offences6%
Theft6%
Burglary6%
Robbery3%

Stop & search

11.8

per 1,000 residents

→ Stable

trend

Road safety

85

Road safety score

15

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

4

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Poplar Fire Station · 462m

Crime is +93% above London average

Property

Prices, sales volume and market trends

Avg floor area65.9 m²

EPC breakdown

B
3%
C
20%

Based on 23 properties · Confidence: medium

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£164,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2018 · CAGR

+7.5%

Total change

+298%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

-11.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£93k£110k+18.3%9
Post-dot-com plateau2001–2004£169k£215k+27.6%2.8
Pre-crash peak2006–2007£220k£250k+13.6%2
GFC & correction2009–2011£233k£237k+1.9%1.5
Help-to-Buy recovery2013–2014£260k£325k+24.9%2
Brexit uncertainty2018–2018£370k£370k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3% alpha

Flat/maisonette+3% α
Local
8.7%
District
5.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Blackwall DLR StationDLR line
4.3 min walk
Canning Town

Nearby stations

All Saints DLR StationDLR
4 min walk
Blackwall DLR StationDLR
4 min walk
Langdon Park DLR StationDLR
8 min walk
Poplar DLR StationDLR
9 min walk
Canary WharfElizabeth line
12 min walk
No bus stops within 400m

69

Walkability score

344

Footpaths (500m)

9

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★24 min
City34 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

15

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)448
Nearest car park277m
Santander docks (800m)9
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Docklands Parking· yes
277m
🅿️
Customers - Billingsgate Market380 spaces· yes
588m
🅿️
Mercury Walk Car Park· yes
635m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

ABERFELDY PRACTICE

ABERFELDY H&W CENTRE, 19 ABERFELDY SQUARE, E14 0XA

3 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalMile End Hospital · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

34

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

21

Sports (1km)

6

Convenience

Nearest supermarketNest · 280 m
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

868m

Post office

Nearby shops

Basirs Bakery219 m
Cost Cut245 m
Tarak General Store256 m
Welcome283 m

Nearby cafes

Banoful153 m
Sandwich Plus236 m
Dora Sweet and Savoury256 m
Westland Coffee267 m

Nearby restaurants

Asia Villa100 m
TMG108 m
Papa John's122 m
Shamim's181 m

Nearby pubs

The Greenwich Pensioner271 m
The Tommy Flowers328 m
Hope & Anchor335 m
Callaghanns475 m

Nearby gyms

PureGym251 m
Parkour Generations252 m
More Yoga288 m
F45 Training299 m

Nearby pharmacies

Britannia Pharmacy276 m
Boots447 m

Nearby health

All Saints Dental Care267 m
The Aberfeldy Practice268 m
Gough Walk Practice333 m
Health Spot581 m
Food hygiene (5-star)56% of 121

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

FR PARTNERS LTD
T&J SERVICES(LONDON) LIMITED

Investment

Investment grade, yield and market outlook

74

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

56.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,655m
Crossrail 2 route6,105m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,309 nationally

2,721

Est. population

21,496/km²

64%

Employed

52%

Degree educated

8.9%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

28%
39%
23%
Under 1828%
18–3439%
35–4923%
50–647%
65+3%

Tenure

17%
41%
35%
Own outright4%
Own (mortgage)17%
Private rent41%
Social rent35%
Shared ownership3%
Rent free0%

Ethnicity

15%
55%
White British12%
White Other14%
Asian55%
Black10%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household75%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent41%
Social rent35%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
36
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Borough approval rate
54%
Historic landfill (400m)
1
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)
301
Largest scheme
556 homes · NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

Aberfeldy Estate Phase 3, Aberfeldy Estate Phase 3, Abbott Road, E14 0PG295 homes
completed
Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Poplar High Street, Preston's Road, E14243 homes
completed
East Of Poplar Business Park and south west of junction, East Of Poplar Business Park and south west of junction, PRESTONS ROAD, Poplar High Street, E14 9RL243 homes
completed
Brownfield Estate, Brownfield Estate, Brownfield Street, Willis Street, Ida Street, Follett Street, E14 6144 homes
completed
Robin Hood Gardens, Robin Hood Gardens, Woolmore Street, E1498 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
53.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Gulam Kibria ChoudhuryAspire

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Key facts for E14 9PP

Full postcodeE14 9PP
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardPoplar
Latitude51.511136
Longitude-0.008013
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