Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.49212, -0.01962

E14 9XB— Island Gardens, Tower Hamlets

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

The family fortress

 

Top 13% LondonSchools 75%Safety 78/100Transport 55/100Yield 4.89%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
78
Schools
68
Transport
55
Environment
80
Investment
69

The bottom line

E14 9XB offers low crime, fast broadband and a green environment — a strong choice for Families and Investors.

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Location

E14 9XB

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-34.0% vs London avg

Deep-dive guides for E14 9XB

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E14 9XB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

Harbinger Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 104.1

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 5 min walk

P8: +0.31A8: 53.2

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 15 min walk

6 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.0km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area52.7 m²

EPC breakdown

C
13%
D
5%

Based on 18 properties · Confidence: medium

Street mix

Semi 6%Terraced 19%Flat 75%

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£131,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2023 · CAGR

+9%

Total change

+769%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

-94.11

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 63 sales

Property Type Mix

Total: 63 sales

Semi-detached6.3%
Terraced19%
Flat/maisonette74.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£90k£98k+9.5%12
Post-dot-com plateau2001–2004£230k£150k-34.9%2
Pre-crash peak2005–2006£198k£170k-13.9%4
GFC & correction2010–2012£450k£205k-54.4%1
Help-to-Buy recovery2013–2016£215k£395k+83.7%1
Brexit uncertainty2017–2018£278k£370k+33.1%1
Rate-rise correction2022–2023£738k£778k+5.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
10.1%
District
10.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
4.5 min walk
Deptford

Nearby stations

Mudchute DLR StationDLR
5 min walk
Crossharbour DLR StationDLR
7 min walk
Island Gardens DLR StationDLR
10 min walk
South Quay DLR StationDLR
11 min walk
Heron Quays DLR StationDLR
16 min walk
No bus stops within 400m

52

Walkability score

151

Footpaths (500m)

13

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 park393m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
450m

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: 4.2 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

DOCKLANDS MEDICAL CENTRE

100 SPINDRIFT AVENUE, ISLE OF DOGS, E14 9WU

2 min walk

58%

Recommend GP

58%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Space Bar (312 m)

Nearest supermarketFodal Oriental Supermarket · 360 m
4 swimming pools4 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)

309m

Post office

Nearby shops

West Quay News314 m
Premier Express345 m
Westferry Metro377 m
Asda Bakery462 m

Nearby cafes

Fodal362 m
Cafe Zara Lounge475 m
Kyla's Cafe Bistro475 m
Le Munch Bunch517 m

Nearby restaurants

Bite House306 m
3Kobros325 m
U Donut!369 m
The Little Kebab House410 m

Nearby pubs

The Space Bar312 m
Pepper Street Tavern463 m
The Ship500 m
The George615 m

Nearby gyms

Docklands Sailing and Watersports Centre392 m
Odyssey Gym441 m
Powerleague448 m
Tiller Leisure Centre472 m

Nearby pharmacies

Docklands Pharmacy155 m
Britannia Pharmacy550 m
Barkantine Pharmacy817 m
Allen's Pharmacy923 m

Nearby health

The Dental Suite @ Docklands143 m
Island Health552 m
Damira Dental Studios552 m
Millharbour Dentistry645 m
Food hygiene (5-star)50% of 56

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

RASADAYA LIMITED

Investment

Investment grade, yield and market outlook

69

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

61.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,414m
Crossrail 2 route7,150m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)
6
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
49-59 Millharbour, 2-4 Muirfield Crescent And 23-39 Pepper Street, London, E14319 homes
completed
TIMBER WHARVES, MILLWALL OUTER DOCK, TIMBER WHARVES, MILLWALL OUTER DOCK, WESTFERRY ROAD, E14299 homes
completed
397-411, 397-411, Westferry Road, E14 3AE190 homes
completed
LAND BETWEEN RIVER THAMES, LAND BETWEEN RIVER THAMES, MASTHOUSE TERRACE, NAPIER AVENUE, WESTFERRY ROAD, E14160 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 9XB

Full postcodeE14 9XB
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.492124
Longitude-0.019618
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