Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50462, -0.00848

E14 9QQ— Blackwall & Cubitt Town, Tower Hamlets

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

High-connectivity investment target

 

Bottom 25% LondonSchools 80%Safety 63/100Transport 64/100Yield 4.89%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
63
Schools
90
Transport
64
Environment
69
Investment
76

The bottom line

E14 9QQ offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Investors.

Less suited to Families.

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Location

E14 9QQ

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 9QQ

🛡️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 9QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Mulberry Wood Wharf Primary School

Not yet inspected · Inspected May 2025 · 3 min walk

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 15 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 27 min walk

4 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Poplar Fire Station · 822m

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area96.8 m²

EPC breakdown

C
13%
D
3%

Based on 16 properties · Confidence: medium

Street mix

Terraced 43%Flat 57%

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£242,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
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

1997–2023 · CAGR

+7.1%

Total change

+488%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

-2.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Terraced42.9%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£119k£207k+73.9%2
Post-dot-com plateau2002–2002£330k£330k+0%1
Pre-crash peak2006–2007£230k£425k+84.8%2
GFC & correction2010–2012£850k£475k-44.1%1
Pandemic surge2020–2020£810k£810k+0%1
Rate-rise correction2022–2023£763k£700k-8.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Flat/maisonette+2.2% α
Local
12.1%
District
9.9%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
4.7 min walk
Canning Town

Nearby stations

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

60

Walkability score

280

Footpaths (500m)

12

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 park225m
Santander docks (800m)12
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Customers - Billingsgate Market380 spaces· yes
402m
🅿️
Docklands Parking· yes
488m
🅿️
Lawn House Close Car Park· yes
526m

Connectivity

Broadband and mobile coverage

100%

Full fibre

35%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed241 Mbps
Median download239 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 28%
Less green space than 80% 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

9 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

40

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketNest · 448 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)

404m

Post office

Nearby shops

Vantage News and Food Store202 m
Riverside Store218 m
Signorelli272 m
Morrisons Daily296 m

Nearby cafes

Supsershakes283 m
La Mook312 m
Cafe Seek313 m
Billingsgate Cafe376 m

Nearby restaurants

Ayanna's London127 m
Mama Li260 m
Il Bianco274 m
FOGG's278 m

Nearby pubs

The Gun315 m
Crate401 m
Qube East423 m
BrewDog431 m

Nearby gyms

In2Sport218 m
Island Studio242 m
MoreYoga333 m
Third Space338 m

Nearby pharmacies

Britannia Pharmacy487 m
Boots619 m
Allen's Pharmacy719 m

Nearby health

Align & Smile216 m
Mouth431 m
JM Radiology Reporting465 m
Dr. Wayne Cottrell501 m
Food hygiene (5-star)68% of 163

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

CHARLOTTE TESKEY LTD
CHARLWOOD LATOUR LTD
LANDONS CLOSE RTM COMPANY LIMITED
LANGUAGE COACHING SERVICES LTD
RUMOUR LONDON LIMITED

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 score25/100
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

63.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,003m
Crossrail 2 route6,569m

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)
33
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)

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
POPLAR DOCK, POPLAR DOCK, TRAFALGAR WAY, E14256 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
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

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 9QQ

Full postcodeE14 9QQ
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.504615
Longitude-0.008485
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