Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50328, -0.00945

E14 9PY— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 80%Safety 63/100Transport 62/100Yield 4.89%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
63
Schools
64
Transport
62
Environment
69
Investment
76

The bottom line

E14 9PY offers exceptional schools (80% Good/Outstanding) — a strong choice for Investors.

Less suited to Families.

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Location

E14 9PY

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 9PY

🛡️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 9PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

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

80% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above 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 · 923m

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area102.6 m²

EPC breakdown

B
2%
C
27%

Based on 29 properties · Confidence: medium

Street mix

Terraced 35%Flat 65%

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£256,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2008 · CAGR

+18.6%

Total change

+823%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.6%

per year

Acceleration

-2.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 40 sales

Property Type Mix

Total: 40 sales

Terraced35%
Flat/maisonette65%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£183k+88.1%2.8
Post-dot-com plateau2001–2003£185k£355k+91.9%2.7
Pre-crash peak2005–2007£330k£675k+104.5%4.7
GFC & correction2008–2008£895k£895k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7.1% alpha

Weakest performer

Terraced

+4.1% alpha

Flat/maisonette+7.1% α
Local
17.8%
District
10.7%
Terraced+4.1% α
Local
17.1%
District
13%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
6.6 min walk
Canning Town

Nearby stations

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

55

Walkability score

240

Footpaths (500m)

14

Santander docks (800m)

0.1 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 park289m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
364m
🅿️
Customers - Billingsgate Market380 spaces· yes
469m
🅿️
Docklands Parking· yes
650m

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: 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: 10%
Less green space than 87% 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

8

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)

50

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

12

Gyms (1km)

20

Sports (1km)

3

Convenience

Nearest supermarketNest · 600 m
2 tennis courts5 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)

358m

Post office

Nearby shops

Vantage News and Food Store106 m
Signorelli132 m
Morrisons Daily135 m
Riverside Store365 m

Nearby cafes

Supsershakes127 m
Cafe Seek152 m
Vow Cafe294 m
Badiani313 m

Nearby restaurants

Mama Li113 m
Ong Lai Kopitiam119 m
Nora150 m
Feels Like June238 m

Nearby pubs

The Gun202 m
Crate285 m
Qube East298 m
MM Bar (Beer & Wine)303 m

Nearby gyms

In2Sport55 m
Island Studio103 m
MoreYoga179 m
Third Space229 m

Nearby pharmacies

Allen's Pharmacy560 m
Boots576 m
Britannia Pharmacy627 m

Nearby health

Align & Smile356 m
Mouth378 m
JM Radiology Reporting384 m
The Baltic Medical Centre403 m
Food hygiene (5-star)68% of 166

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

76

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

63.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,841m
Crossrail 2 route6,628m

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
Yes
Listed buildings (800m)
26
Live planning apps (800m)
1
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
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
Site Bounded By, Site Bounded By, Blackwall Way, St Lawrence Street and Gaselee Street, E14 9QG133 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 9PY

Full postcodeE14 9PY
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.503283
Longitude-0.009451
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