Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50338, -0.00886

E14 9PT— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 75%Safety 63/100Transport 62/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
63
Schools
61
Transport
62
Environment
69
Investment
60

The bottom line

E14 9PT offers fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E14 9PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+109.0% vs London avg

Deep-dive guides for E14 9PT

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

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Postcode Personality

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“High-connectivity investment target”

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How E14 9PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Mulberry Wood Wharf Primary School

Not yet inspected · Inspected May 2025 · 1 min walk

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 13 min walk

P8: +0.31A8: 53.2

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

135.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 329.2%

+40% vs borough

Crime by type

Other30%
Anti-social behaviour26%
Violence & sexual offences20%
Vehicle crime7%
Drug offences6%
Theft5%
Burglary4%
Robbery2%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 930m

Crime is +109% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,440/m²
Price per ft²£505/ft²
Avg floor area87.8 m²

EPC breakdown

B
1%
C
32%
D
6%

Based on 39 properties · Confidence: high

Street mix

Terraced 29%Flat 71%

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£219,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
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

1995–2025 · CAGR

+4.1%

Total change

+229%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

+26.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 57 sales

Property Type Mix

Total: 57 sales

Terraced29.8%
Flat/maisonette70.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£143k£220k+54.4%4.2
Post-dot-com plateau2002–2004£230k£320k+39.2%2.3
Pre-crash peak2005–2007£361k£415k+15%1.7
GFC & correction2008–2012£645k£332k-48.5%1.8
Help-to-Buy recovery2013–2015£620k£584k-5.8%1.3
Brexit uncertainty2018–2018£655k£655k+0%2
Rate-rise correction2022–2022£475k£475k+0%3
Current market2025–2025£470k£470k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Weakest performer

Terraced

-3.7% alpha

Flat/maisonette-1.5% α
Local
4.8%
District
6.3%
Terraced-3.7% α
Local
12.5%
District
16.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing2
Trend Position100

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
6.4 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
7 min walk
South Quay DLR StationDLR
8 min walk
Canary Wharf Underground StationJubilee
8 min walk
Canary WharfElizabeth line
10 min walk
Poplar DLR StationDLR
10 min walk
No bus stops within 400m

54

Walkability score

234

Footpaths (500m)

14

Santander docks (800m)

0.0 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

8

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)418
Nearest car park301m
Santander docks (800m)14
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
388m
🅿️
Customers - Billingsgate Market380 spaces· yes
483m
🅿️
Docklands Parking· yes
628m

Connectivity

Broadband and mobile coverage

100%

Full fibre

34%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed236 Mbps
Median download235 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: 4.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 22%
Less green space than 85% of London

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

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

ROSERTON STREET SURGERY

THE ISLAND MEDICAL CENTRE, ROSERTON STREET, E14 3PG

7 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

48

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketNest · 586 m
2 tennis courts3 swimming pools1 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)

394m

Post office

Nearby shops

Vantage News and Food Store81 m
Morrisons Daily159 m
Signorelli175 m
Riverside Store330 m

Nearby cafes

Supsershakes166 m
Cafe Seek187 m
Vow Cafe336 m
Badiani355 m

Nearby restaurants

Mama Li155 m
Ong Lai Kopitiam157 m
Nora192 m
Ayanna's London248 m

Nearby pubs

The Gun190 m
Crate328 m
Qube East340 m
MM Bar (Beer & Wine)345 m

Nearby gyms

In2Sport86 m
Island Studio146 m
MoreYoga218 m
Third Space271 m

Nearby pharmacies

Allen's Pharmacy579 m
Boots613 m
Britannia Pharmacy619 m

Nearby health

Align & Smile319 m
Mouth415 m
JM Radiology Reporting424 m
The Baltic Medical Centre438 m
Food hygiene (5-star)66% of 152

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

ABCOLLAB LTD
AGITAS LIMITED
AYM ACADEMY LIMITED
AYM SOLUTIONS LIMITED
DECOBAY LTD

+6 more

Investment

Investment grade, yield and market outlook

60

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very 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

73.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,871m
Crossrail 2 route6,649m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,484 nationally

2,058

Est. population

7,301/km²

76%

Employed

72%

Degree educated

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

27

Community stability

Age profile

16%
48%
25%
Under 1816%
18–3448%
35–4925%
50–648%
65+3%

Tenure

18%
55%
16%
Own outright11%
Own (mortgage)18%
Private rent55%
Social rent16%
Shared ownership1%

Ethnicity

20%
24%
38%
White British20%
White Other24%
Asian38%
Black8%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household68%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent55%
Social rent16%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)
2
Largest scheme
556 homes · NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

POPLAR DOCK, POPLAR DOCK, TRAFALGAR WAY, E14256 homes
completed
Building B, Charrington Wharf, Building B, Charrington Wharf, Blackwall Way, Isle of Dogs, E14232 homes
completed
Car Park At South East Junction Of, Car Park At South East Junction Of, Prestons Road, Yabsley Street, E14190 homes
completed
Plot G3 Wood Wharf, Plot G3 Wood Wharf, Prestons Road, E14 9PZ176 homes
completed
Plot H1-H4, Plot H1-H4, Prestons Road, E14 9SF143 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 9PT

Full postcodeE14 9PT
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.503381
Longitude-0.008856
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