Poplar · Tower Hamlets · Poplar and Limehouse constituency · 51.50908, -0.00464

E14 9PS— Poplar, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 64/100Transport 62/100Yield 4.89%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
64
Schools
95
Transport
62
Environment
56
Investment
70

The bottom line

E14 9PS offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

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

Less suited to Families.

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Location

E14 9PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+99.0% vs London avg

Deep-dive guides for E14 9PS

🛡️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 9PS 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 · 4 min walk

KS2: 107.0

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 11 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

129.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 345.9%

+34% vs borough

Crime by type

Other33%
Violence & sexual offences15%
Anti-social behaviour14%
Vehicle crime12%
Theft10%
Drug offences6%
Robbery5%
Burglary5%

Stop & search

7.8

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Poplar Fire Station · 724m

Crime is +99% above London average

Property

Prices, sales volume and market trends

Avg floor area64.6 m²

EPC breakdown

C
7%
D
17%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 23%Flat 72%Other 6%

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£161,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial secondary glazing
Council tax band Band EAnnual charge £1,890
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+9.8%

Total change

+1146%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.1%

per year

Acceleration

+4.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 50 sales

Property Type Mix

Total: 50 sales

Terraced24%
Flat/maisonette76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£100k+69.5%4
Post-dot-com plateau2001–2004£235k£180k-23.4%3.5
Pre-crash peak2005–2007£182k£301k+65.5%2
GFC & correction2009–2012£225k£208k-7.6%1.5
Help-to-Buy recovery2013–2016£450k£507k+12.6%1.8
Brexit uncertainty2018–2019£360k£335k-6.9%1.5
Rate-rise correction2022–2023£490k£735k+50.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

-5.7% alpha

Flat/maisonette+0.4% α
Local
7.8%
District
7.4%
Terraced-5.7% α
Local
4.6%
District
10.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Blackwall DLR StationDLR
3 min walk
All Saints DLR StationDLR
8 min walk
Poplar DLR StationDLR
11 min walk
Langdon Park DLR StationDLR
12 min walk
Canning Town Underground StationJubilee
13 min walk
4 bus routes · 10 stops within 400m · 152 buses/hr peak

77

Walkability score

287

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 ★15 min
City30 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

14

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)448
Nearest car park132m
Santander docks (800m)9
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Docklands Parking· yes
132m
🅿️
Mercury Walk Car Park· yes
503m
🅿️
Customers - Billingsgate Market380 spaces· yes
631m

Connectivity

Broadband and mobile coverage

92%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download463 Mbps
Superfast coverage92%
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: 4.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

5 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalA&E Department · 3.1 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

148

Parks (1km)

24

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Greenwich Pensioner (441 m)

Nearest supermarketNest · 272 m
6 tennis courts

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)

850m

Post office

Nearby shops

Nisa Local179 m
Tesco Express344 m
Riverside Store388 m
Poplar Wines and Spirits400 m

Nearby cafes

Dora Sweet and Savoury76 m
Sandwich Plus97 m
Westland Coffee108 m
Dock Coffee226 m

Nearby restaurants

Bar Salento72 m
Gelato a Casa87 m
Subway181 m
Mooboo232 m

Nearby pubs

The Greenwich Pensioner441 m
Hope & Anchor502 m
The Tommy Flowers504 m
The Stargazer742 m

Nearby gyms

F45 Training91 m
Parkour Generations104 m
PureGym153 m
Elasko252 m

Nearby pharmacies

Britannia Pharmacy424 m
Boots746 m

Nearby health

The Aberfeldy Practice367 m
Align & Smile410 m
All Saints Dental Care562 m
Gough Walk Practice605 m
Food hygiene (5-star)65% of 65

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALZA CAR RENTAL LIMITED
PIPASH & CO UK LTD
SEASONED GREETINGS LIMITED

Investment

Investment grade, yield and market outlook

70

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 score20/100
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

56.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,567m
Crossrail 2 route6,431m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,237 nationally

1,278

Est. population

8,499/km²

70%

Employed

59%

Degree educated

5.1%

Claimant rate

Inner cityHigh densityYoung professionals

28

Community stability

Age profile

19%
42%
27%
Under 1819%
18–3442%
35–4927%
50–6410%
65+2%

Tenure

17%
43%
29%
Own outright6%
Own (mortgage)17%
Private rent43%
Social rent29%
Shared ownership6%

Ethnicity

16%
14%
50%
White British16%
White Other14%
Asian50%
Black8%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine15%
No car household67%
Unemployed7%
No qualifications11%

Housing tenure (Census 2021)

Private rent43%
Social rent29%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
54%
Historic landfill (400m)
2
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)
299
Largest scheme
650 homes · BRUNSWICK WHARF, BRUNSWICK WHARF, ASPEN WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL WAY, E14556 homes
completed
Building C, New Providence Wharf, Building C, New Providence Wharf, Blackwall Way, E14484 homes
completed
Phase 2, Elektron Building, Phase 2, Elektron Building, Aspen Way, E14437 homes
completed
Aberfeldy Estate Phase 3, Aberfeldy Estate Phase 3, Abbott Road, E14 0PG295 homes
completed
NEW PROVIDENCE WHARF, NEW PROVIDENCE WHARF, BLACKWALL WAY, E14260 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 9PS

Full postcodeE14 9PS
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardPoplar
Latitude51.509082
Longitude-0.004644
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