Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.49241, -0.01550

E14 9UW— Island Gardens, Tower Hamlets

Location and area intelligence for E14 9UW, Island Gardens, Tower Hamlets

The family fortress

 

Top 13% LondonSchools 80%Safety 78/100Transport 57/100Yield 4.75%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
78
Schools
71
Transport
57
Environment
81
Investment
56

The bottom line

E14 9UW offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and a green environment at £480,000 median — a strong choice for Families.

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Location

E14 9UW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-7.7% vs London avg
vs London income+29.0% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for E14 9UW

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

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“The family fortress”

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How E14 9UW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

Canary Wharf College, East Ferry

Good · Inspected Sept 2022 · 5 min walk

KS2: 111.0

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 3 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 · 17 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

43.2 incidents per 1,000 residents

Better than 68% of London
↑ Rising 309.5%

from a low base — still below London average

-55% vs borough

Crime by type

Violence & sexual offences35%
Other20%
Anti-social behaviour17%
Theft7%
Robbery7%
Vehicle crime7%
Drug offences5%
Burglary2%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.2km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£480,000

Median sale price

8% below London median

£480,000 is 8% below the London median (£520,000)

-2.1%

This year

Flat

Dominant type

Price history

5-year change
-4.0%
Sales (24 months)7
New build0.0%
Avg terraced£625,000
Avg flat£477,500
Price per m²£7,805/m²
Price per ft²£725/ft²
Avg floor area62.7 m²

EPC breakdown

B
1%
C
36%
D
19%

Based on 56 properties · Confidence: high

Street mix

Semi 2%Terraced 18%Detached 1%Flat 78%Other 1%

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

Stamp duty

Standard buyer£11,500
First-time buyerFTB
£2,750
Additional propertyBTL/2nd
£25,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.9×

Price-to-income

£2,401/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£156,750
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 DAnnual charge £1,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

+14.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 103 sales

Property Type Mix

Total: 103 sales

Detached1%
Semi-detached1.9%
Terraced18.4%
Flat/maisonette78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£156k+123.2%4.3
Post-dot-com plateau2001–2004£185k£215k+16.2%4.8
Pre-crash peak2005–2007£258k£290k+12.5%5.7
GFC & correction2009–2012£276k£330k+19.6%2.8
Help-to-Buy recovery2013–2016£270k£510k+88.9%2.3
Brexit uncertainty2017–2019£466k£500k+7.3%2.3
Pandemic surge2020–2021£470k£500k+6.4%2.5
Rate-rise correction2022–2023£390k£600k+53.8%2
Current market2024–2026£490k£470k-4.1%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+1.1% α
Local
6.7%
District
5.6%
Terraced-0.2% α
Local
7.4%
District
7.6%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Mudchute DLR StationDLR line
2.4 min walk
Greenwich

Nearby stations

Mudchute DLR StationDLR
2 min walk
Crossharbour DLR StationDLR
5 min walk
Island Gardens DLR StationDLR
8 min walk
South Quay DLR StationDLR
11 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
15 min walk
No bus stops within 400m

46

Walkability score

172

Footpaths (500m)

14

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

3

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)18
Nearest car park289m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
289m

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 waterLOW
Low
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: 4.4 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 40%
More green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

4 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

165

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The George (439 m)

Nearest supermarketYOHOME · 641 m
5 tennis courts4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

504m

Post office

Nearby shops

Asda Bakery196 m
Asda256 m
Tesco Express431 m
West Quay News502 m

Nearby cafes

Asda Café263 m
Kyla's Cafe Bistro381 m
St Georges of Mayfair409 m
Le Munch Bunch410 m

Nearby restaurants

Sushi Daily236 m
Grand Cholan413 m
Mudchute Kitchen422 m
Papa John's432 m

Nearby pubs

The George439 m
Pepper Street Tavern445 m
The Ship540 m
Lord Nelson583 m

Nearby gyms

Powerleague286 m
North Greenwich Bowls Club427 m
Nuffield Health Fitness & Wellbeing519 m
Baltimore Wharf Swimming Pool519 m

Nearby pharmacies

Britannia Pharmacy288 m
Docklands Pharmacy417 m
Cubitt Town Pharmacy688 m
Allen's Pharmacy735 m

Nearby health

Island Health345 m
Damira Dental Studios349 m
The Dental Suite @ Docklands409 m
Millharbour Dentistry617 m
Food hygiene (5-star)53% of 58

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

COMMUNITY EVENTS CONSENSUS C.I.C.
DIM PROJECT LIMITED
ENLITECH LTD
ENTOURAGE SPORTS LIMITED
MISTEL PROPERTY INVESTMENTS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

56

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

72

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,578m
Crossrail 2 route7,295m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,276 nationally

1,991

Est. population

20,277/km²

72%

Employed

64%

Degree educated

£54,200

Median income

4.0%

Claimant rate

SuburbanVery high densityRenters

26

Community stability

Age profile

18%
41%
27%
Under 1818%
18–3441%
35–4927%
50–6411%
65+3%

Tenure

21%
56%
Own outright9%
Own (mortgage)21%
Private rent56%
Social rent12%
Shared ownership2%

Ethnicity

22%
28%
35%
White British22%
White Other28%
Asian35%
Black3%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household60%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent56%
Social rent12%

vs. London

Income vs London+29.0%
Price vs London-7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
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)
12
Largest scheme
639 homes · Lanterns Court, 22, Lanterns Court, 22, Millharbour, E14 9TU
Pipeline pressure
NONE

Named schemes (500m)

MILL QUAY, MILL QUAY, SPINDRIFT AVENUE, E14390 homes
completed
443 to 451, 443 to 451, Westferry Road, E1173 homes
completed
Boatmans House, 2, Boatmans House, 2, Selsdon Way, E14 9LA99 homes
completed
2, 2, Selsdon Way, E14 9LA99 homes
completed
1-3, 1-3, Turnberry Quay, 1-5 Lanark Square, E1489 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.3%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Peter GoldsConservative
Mufeedah BustinLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£480,000)

£11,500

Standard buyer

£2,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E14 9UW

Full postcodeE14 9UW
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.492405
Longitude-0.015500
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