Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.50581, -0.00588

E14 9QX— Blackwall & Cubitt Town, Tower Hamlets

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 66/100Yield 4.89%

Best for: Families, Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
76
Safety
78
Schools
90
Transport
66
Environment
54
Investment
76

The bottom line

E14 9QX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

Check your dealbreakers

Toggle the things that matter to you — see how E14 9QX scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E14 9QX meets your needs.

Location

E14 9QX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime-35.0% vs London avg

Deep-dive guides for E14 9QX

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E14 9QX with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How E14 9QX 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 · 5 min walk

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 14 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.0 incidents per 1,000 residents

Better than 69% of London
↑ Rising 181.0%

from a low base — still below London average

-57% vs borough

Crime by type

Other29%
Anti-social behaviour24%
Violence & sexual offences24%
Vehicle crime10%
Drug offences8%
Burglary5%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Poplar Fire Station · 833m

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area73 m²

EPC breakdown

B
24%
C
20%

Based on 44 properties · Confidence: high

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£182,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2011–2023 · CAGR

+8.2%

Total change

+158%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.6%

per year

Acceleration

-308.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£128k£128k+0%1
Help-to-Buy recovery2014–2014£135k£135k+0%1
Brexit uncertainty2019–2019£505k£505k+0%1
Rate-rise correction2023–2023£330k£330k+0%1

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

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Blackwall DLR StationDLR line
2.9 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
3 min walk
All Saints DLR StationDLR
10 min walk
Poplar DLR StationDLR
10 min walk
Canary Wharf Underground StationJubilee
11 min walk
Canary WharfElizabeth line
11 min walk
No bus stops within 400m

58

Walkability score

218

Footpaths (500m)

10

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

10

Car parks (800m)

4

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)448
Nearest car park263m
Santander docks (800m)10
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Docklands Parking· yes
338m
🅿️
Customers - Billingsgate Market380 spaces· yes
509m
🅿️
Lawn House Close Car Park· yes
722m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 22%
Less green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

10 min walk

78%

Recommend GP

78%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Gun (462 m)

Nearest supermarketNest · 363 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

605m

Post office

Nearby shops

Riverside Store15 m
Vantage News and Food Store368 m
Tesco Express404 m
Nisa Local455 m

Nearby cafes

La Mook89 m
Dock Coffee333 m
Sandwich Plus409 m
Dora Sweet and Savoury434 m

Nearby restaurants

Il Bianco96 m
Ayanna's London98 m
FOGG's146 m
Scoff & Banter163 m

Nearby pubs

The Gun462 m
The Greenwich Pensioner544 m
Hope & Anchor570 m
The Stargazer594 m

Nearby gyms

Elasko136 m
More Yoga345 m
In2Sport426 m
Island Studio464 m

Nearby pharmacies

Britannia Pharmacy439 m
Allen's Pharmacy900 m
Boots904 m

Nearby health

Align & Smile42 m
Mouth634 m
JM Radiology Reporting679 m
Dr. Wayne Cottrell686 m
Food hygiene (5-star)66% of 58

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

A.B. & K CONSULTING LIMITED
MERAKI SOFTWORKS LTD
NORTH TRADING LIMITED
NYOTA HOUSE LTD
ONKOT LTD

+1 more

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 score21/100
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

64.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,207m
Crossrail 2 route6,607m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,498 nationally

1,405

Est. population

17,939/km²

77%

Employed

71%

Degree educated

3.9%

Claimant rate

Inner cityVery high densityYoung professionals

24

Community stability

Age profile

19%
47%
27%
Under 1819%
18–3447%
35–4927%
50–645%
65+2%

Tenure

16%
56%
18%
Own outright8%
Own (mortgage)16%
Private rent56%
Social rent18%
Shared ownership3%

Ethnicity

18%
24%
37%
White British19%
White Other24%
Asian37%
Black6%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household71%
Unemployed6%
No qualifications6%

Housing tenure (Census 2021)

Private rent56%
Social rent18%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
31
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)
297
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
NEW PROVIDENCE WHARF, NEW PROVIDENCE WHARF, BLACKWALL WAY, E14260 homes
completed
POPLAR DOCK, POPLAR DOCK, TRAFALGAR WAY, E14256 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

Live in E14 9QX? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E14 9QX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

Similar postcodes

Frequently asked questions

📍 Track E14 9QX

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E14 9QX

Full postcodeE14 9QX
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.505812
Longitude-0.005882
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