Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.49281, -0.02313

E14 9WE— Island Gardens, Tower Hamlets

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

 

Schools 80%Safety 74/100Transport 53/100Yield 4.89%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
74
Schools
64
Transport
53
Environment
69
Investment
67

The bottom line

E14 9WE offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E14 9WE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+29.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E14 9WE

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

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Postcode Personality

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How E14 9WE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Edmund's Catholic School

Not yet inspected · 2 min walk

KS2: 106.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 8 min walk

P8: +0.31A8: 53.2

80% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.3 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 203.4%

-30% vs borough

Crime by type

Anti-social behaviour38%
Violence & sexual offences24%
Other20%
Vehicle crime7%
Burglary6%
Drug offences3%
Theft2%
Robbery0%

Stop & search

0.8

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: Millwall Fire Station · 903m

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area110.6 m²

EPC breakdown

C
10%
D
4%

Based on 14 properties · Confidence: medium

Street mix

Terraced 100%

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£276,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.5%

Total change

+601%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+12.80

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£102k£193k+88.7%1.8
Post-dot-com plateau2001–2004£225k£295k+31.1%1
Pre-crash peak2005–2007£283k£478k+69%1.5
Help-to-Buy recovery2013–2013£477k£477k+0%2
Brexit uncertainty2018–2018£820k£820k+0%1
Pandemic surge2020–2020£715k£715k+0%1
Rate-rise correction2022–2022£715k£715k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
9.1%
District
9.7%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
7.5 min walk
Deptford

Nearby stations

Mudchute DLR StationDLR
8 min walk
Crossharbour DLR StationDLR
8 min walk
South Quay DLR StationDLR
12 min walk
Island Gardens DLR StationDLR
13 min walk
Heron Quays DLR StationDLR
15 min walk
No bus stops within 400m

53

Walkability score

119

Footpaths (500m)

10

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★13 min
City38 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)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park156m
Santander docks (800m)10
Nearest cycle dock0.3 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
612m

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: 3.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 16%
Less green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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): 2

Landslide susceptibility: Medium

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

DOCKLANDS MEDICAL CENTRE

100 SPINDRIFT AVENUE, ISLE OF DOGS, E14 9WU

3 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketFodal Oriental Supermarket · 125 m
4 swimming pools3 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)

396m

Post office

Nearby shops

Westferry Metro128 m
Premier Express140 m
West Quay News408 m
Convenience Store574 m

Nearby cafes

Fodal125 m
The Olive Branch Cafe376 m
Cafe Zara Lounge514 m
Kyla's Cafe Bistro588 m

Nearby restaurants

Docklands Sailing and Watersports Centre193 m
Yokoso233 m
Bite House388 m
3Kobros389 m

Nearby pubs

The Space Bar100 m
Pepper Street Tavern522 m
The Tooke Arms615 m
The Ship671 m

Nearby gyms

Docklands Sailing and Watersports Centre160 m
Odyssey Gym225 m
Tiller Leisure Centre379 m
Powerleague611 m

Nearby pharmacies

Docklands Pharmacy236 m
Barkantine Pharmacy648 m
Britannia Pharmacy762 m

Nearby health

The Dental Suite @ Docklands227 m
Rejuvence Clinic629 m
Barkantine Practice661 m
Millharbour Dentistry672 m
Food hygiene (5-star)49% of 61

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

E

High street health

Investment

Investment grade, yield and market outlook

67

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

46.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,364m
Crossrail 2 route6,943m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,209 nationally

1,308

Est. population

17,050/km²

64%

Employed

53%

Degree educated

£54,200

Median income

7.7%

Claimant rate

SuburbanVery high densityRenters

25

Community stability

Age profile

17%
40%
23%
Under 1817%
18–3440%
35–4924%
50–6412%
65+8%

Tenure

14%
49%
30%
Own outright5%
Own (mortgage)14%
Private rent49%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

27%
21%
35%
White British27%
White Other21%
Asian35%
Black8%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household63%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent49%
Social rent30%

vs. London

Income vs London+29.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
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%
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)
7
Largest scheme
639 homes · Lanterns Court, 22, Lanterns Court, 22, Millharbour, E14 9TU
Pipeline pressure
NONE

Named schemes (500m)

WINKLEYS WHARF, WINKLEYS WHARF, WESTFERRY ROAD, E14422 homes
completed
MILL QUAY, MILL QUAY, SPINDRIFT AVENUE, E14390 homes
completed
TIMBER WHARVES, MILLWALL OUTER DOCK, TIMBER WHARVES, MILLWALL OUTER DOCK, WESTFERRY ROAD, E14299 homes
completed
CYCLOPS WHARF, CYCLOPS WHARF, WESTFERRY ROAD, E14200 homes
completed
FERGUSONS, ROSES, BAMFORD WHARVES, 192, FERGUSONS, ROSES, BAMFORD WHARVES, 192, WESTFERRY ROAD, E14186 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

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Key facts for E14 9WE

Full postcodeE14 9WE
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.492813
Longitude-0.023131
Parliamentary constituencyPoplar and Limehouse
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
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TfL
Transport
for London
NHS
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Companies
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Mail
Food Standards
Agency
Ofcom
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Office
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