Blackwall & Cubitt Town · Tower Hamlets · Poplar and Limehouse constituency · 51.49604, -0.01559

E14 9RE— Blackwall & Cubitt Town, Tower Hamlets

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

City buzz without the premium tag

 

Top 5% LondonSchools 80%Safety 74/100Transport 71/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
79
Safety
74
Schools
64
Transport
71
Environment
77
Investment
52

The bottom line

E14 9RE offers exceptional schools (80% Good/Outstanding), low crime, fast broadband, good transport links and a green environment — a strong choice for Families and Commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E14 9RE 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 9RE meets your needs.

Location

E14 9RE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+6.0% vs London avg

Deep-dive guides for E14 9RE

🛡️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 9RE with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“City buzz without the premium tag”

Share:WhatsAppShare on X

How E14 9RE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Cubitt Town Primary School

Not yet inspected · Inspected Feb 2025 · 5 min walk

KS2: 104.7

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 2 min walk

P8: +0.31A8: 53.2

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.0 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 304.5%

-29% vs borough

Crime by type

Anti-social behaviour25%
Vehicle crime17%
Drug offences16%
Other16%
Violence & sexual offences15%
Burglary6%
Theft3%
Robbery3%

Stop & search

3.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 871m

Crime is +6% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,846/m²
Price per ft²£915/ft²
Avg floor area71.6 m²

EPC breakdown

B
1%
C
2%
D
7%

Based on 10 properties · Confidence: medium

Street mix

Flat 44%Other 56%

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£179,000
Rebuild cost per m²£2,500/m²

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

Construction era1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingFully double glazed
Council tax band Band EAnnual charge £1,890
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2021 · CAGR

+35%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

+362.2%

per year

Acceleration

+341.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£580k£580k+0%3
Brexit uncertainty2019–2019£465k£465k+0%1
Pandemic surge2020–2021£563k£2.60m+362.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.1% alpha

Flat/maisonette-6.1% α
Local
-0.8%
District
5.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Crossharbour DLR StationDLR line
0.9 min walk
Greenwich

Nearby stations

Crossharbour DLR StationDLR
1 min walk
South Quay DLR StationDLR
6 min walk
Mudchute DLR StationDLR
7 min walk
Canary Wharf Underground StationJubilee
11 min walk
Heron Quays DLR StationDLR
11 min walk
No bus stops within 400m

68

Walkability score

245

Footpaths (500m)

18

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf ★15 min
City31 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park124m
Santander docks (800m)18
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
124m
🅿️
Lawn House Close Car Park· yes
558m

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: 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: 4.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 km

Energy

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

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

ISLAND HEALTH

145 EAST FERRY ROAD, ISLE OF DOGS, E14 3BQ

2 min walk

62%

Recommend GP

62%

Overall GP experience

7

GPs within 1km

10

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

197

Parks (1km)

61

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

4

Convenience

Nearest supermarketYOHOME · 261 m
2 tennis courts6 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

407m

Post office

Nearby shops

Tesco Express36 m
Asda287 m
Co-op Food310 m
Asda Bakery315 m

Nearby cafes

St Georges of Mayfair6 m
Le Munch Bunch12 m
Kyla's Cafe Bistro48 m
Cafe Zara Lounge189 m

Nearby restaurants

Firezza Pizza29 m
Grand Cholan46 m
Papa John's67 m
Burger N Biite173 m

Nearby pubs

The George141 m
Pepper Street Tavern156 m
The Boathouse639 m
Hazev648 m

Nearby gyms

Baltimore Wharf Swimming Pool116 m
Nuffield Health Fitness & Wellbeing116 m
Powerleague126 m
Tiller Leisure Centre436 m

Nearby pharmacies

Britannia Pharmacy314 m
Allen's Pharmacy419 m
Docklands Pharmacy671 m
Barkantine Pharmacy749 m

Nearby health

Damira Dental Studios169 m
Island Health176 m
Millharbour Dentistry241 m
InnovaDent Dental Clinic271 m
Food hygiene (5-star)63% of 140

Business

Local businesses registered here

Active businesses
55
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

ABC RENTALS LIMITED
AUGAUR LTD
BALMORAL E14 LTD
CAFE HOME LTD
DNN PROJECTS LTD

+15 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

77.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,930m
Crossrail 2 route6,967m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,877 nationally

1,290

Est. population

28,218/km²

71%

Employed

71%

Degree educated

3.3%

Claimant rate

SuburbanVery high densityRenters

27

Community stability

Age profile

21%
41%
27%
Under 1821%
18–3441%
35–4927%
50–648%
65+3%

Tenure

17%
42%
23%
Own outright8%
Own (mortgage)17%
Private rent42%
Social rent23%
Shared ownership10%
Rent free0%

Ethnicity

15%
26%
43%
White British14%
White Other26%
Asian43%
Black6%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine9%
No car household73%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent42%
Social rent22%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
54%
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)
11
Largest scheme
907 homes · Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

70, 70, Marsh Wall, E14 9SL763 homes
completed
31 - 39, 31 - 39, MILLHARBOUR, E14 9TZ512 homes
completed
41-43, 41-43, MILLHARBOUR, E14 9TR352 homes
completed
49-59 Millharbour, 2-4 Muirfield Crescent And 23-39 Pepper Street, London, E14319 homes
completed
3, 3, Limeharbour, E14 9TQ212 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 9RE? 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 9RE.
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 9RE

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

No spam. Unsubscribe anytime.

Key facts for E14 9RE

Full postcodeE14 9RE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.496040
Longitude-0.015587
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