Canary Wharf · Tower Hamlets · Poplar and Limehouse constituency · 51.50082, -0.01879

E14 9XF— Canary Wharf, Tower Hamlets

Location and area intelligence for E14 9XF, Canary Wharf, Tower Hamlets

The urban professional's pick

 

Bottom 25% LondonSchools 83%Safety 15/100Transport 86/100Low yield 2.14%

Best for: Commuters, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
70
Safety
15
Schools
73
Transport
86
Environment
69
Investment
44

The bottom line

E14 9XF offers exceptional schools (83% Good/Outstanding), fast broadband and good transport links at £1,065,085 median — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

E14 9XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+104.8% vs London avg
vs London income+31.0% vs London avg
vs London crime+566.0% vs London avg

Deep-dive guides for E14 9XF

🛡️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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“The urban professional's pick”

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How E14 9XF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★

Primary

Seven Mills Primary School

Good · Inspected Jul 2023 · 6 min walk

KS2: 104.2

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 9 min walk

P8: +0.31A8: 53.2

83% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

432.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 326.1%

+348% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other43%
Violence & sexual offences18%
Anti-social behaviour17%
Theft7%
Burglary6%
Drug offences3%
Robbery3%
Vehicle crime3%

Stop & search

13.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 470m

Crime is +566% above London average

Property

2 Jul

Prices, sales volume and market trends

£1,065,085

Median sale price

Top 25% — 105% above London median

£1,065,085 is 105% above the London median (£520,000)

+2.4%

This year

Flat

Dominant type

Price history

Sales (24 months)36
New build100.0%
Avg flat£1,065,085
Price per m²£13,850/m²
Price per ft²£1,287/ft²
Avg floor area76.9 m²

EPC breakdown

B
95%

Based on 95 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£47,758
First-time buyerFTB
£47,758
Additional propertyBTL/2nd
£79,711

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

19.4×

Price-to-income

£5,328/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£192,250
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 1.00 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band FAnnual charge £2,233
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-14.9%

Total change

-15%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£1.11m£946k-14.9%18

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.9% alpha

Flat/maisonette-5.9% α
Local
-14.9%
District
-9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Canary Wharf Underground StationJubilee line
3.5 min walk
Deptford

Nearby stations

South Quay DLR StationDLR
3 min walk
Canary Wharf Underground StationJubilee
4 min walk
Heron Quays DLR StationDLR
4 min walk
Canary Wharf DLR StationDLR
6 min walk
Canary WharfElizabeth line
7 min walk
8 bus routes · 4 stops within 400m · 64 buses/hr peak

89

Walkability score

337

Footpaths (500m)

19

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge20 min ↓
Victoria34 min ↓
Waterloo28 min ↓
Canary Wharf ★7 min
City28 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)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)380
Nearest car park546m
Santander docks (800m)19
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
546m
🅿️
NCP Car Park London Docklands City Harbour· yes
700m
🅿️
Customers - Billingsgate Market380 spaces· yes
783m

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 AONB5% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

THE BARKANTINE PRACTICE

BARKANTINE CENTRE, 121 WESTFERRY ROAD, E14 8JH

6 min walk

5

GPs within 1km

14

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

192

Parks (1km)

172

Restaurants (800m)

42

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

24

Sports (1km)

6

Convenience

Nearest supermarketM&S Simply Food · 239 m
3 tennis courts6 swimming pools6 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)

485m

Post office

Nearby shops

Tesco Express109 m
Zapp197 m
Paul243 m
News on the Wharf244 m

Nearby cafes

Hazev101 m
Canary Garden Cafe159 m
Starbucks245 m
Black Sheep Coffee251 m

Nearby restaurants

The Shell Seafood47 m
Cinnamon55 m
Baguette Express84 m
Hazev Restaurant86 m

Nearby pubs

Hazev74 m
The Boathouse331 m
The Alchemist359 m
The Lowback375 m

Nearby gyms

Parkour Generations163 m
Hybrid Fitness (Canary Wharf)167 m
Ultimate Performance414 m
Padium417 m

Nearby pharmacies

Boots247 m
Barkantine Pharmacy549 m
Allen's Pharmacy623 m
Britannia Pharmacy874 m

Nearby health

Nuffield Health Fitness & Wellbeing119 m
Mouth Dental119 m
SameDayDoctor144 m
HCA UK at Docklands209 m
Food hygiene (5-star)76% of 389

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Registered businesses

AVERISSE BEAUTY LTD
HF REALTY LTD
KENG BROTHERS LIMITED
KY MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score53/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

81.3

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,287m
Crossrail 2 route6,409m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,423 nationally

1,546

Est. population

4,561/km²

70%

Employed

72%

Degree educated

£55,000

Median income

3.5%

Claimant rate

Urban coreMedium densityYoung professionals

23

Community stability

Age profile

15%
51%
22%
Under 1815%
18–3451%
35–4922%
50–649%
65+3%

Tenure

15%
58%
15%
Own outright10%
Own (mortgage)15%
Private rent58%
Social rent15%
Shared ownership3%
Rent free0%

Ethnicity

14%
26%
45%
White British14%
White Other26%
Asian45%
Black5%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine8%
No car household78%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent58%
Social rent15%

vs. London

Income vs London+31.0%
Price vs London+104.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
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)
126
Largest scheme
907 homes · Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL
Pipeline pressure
NONE

Named schemes (500m)

Enterprise Business Park, 2, Enterprise Business Park, 2, Millharbour, E14 9SL907 homes
completed
Arrowhead Quay East, Arrowhead Quay East, Of 163 Marsh Wall, Marsh Wall, E14767 homes
completed
Arrowhead Quay East Of 163, Arrowhead Quay East Of 163, Marsh Wall, E14765 homes
completed
70, 70, Marsh Wall, E14 9SL763 homes
completed
Lanterns Court, 22, Lanterns Court, 22, Millharbour, E14 9TU639 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
18.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Maium TalukdarAspire
Saied AhmedAspire

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,065,085)

£47,758

Standard buyer

£47,758

First-time buyer

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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Compare Tower Hamlets with nearby boroughs:

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Key facts for E14 9XF

Full postcodeE14 9XF
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardCanary Wharf
Latitude51.500824
Longitude-0.018794
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