Poplar · Tower Hamlets · Poplar and Limehouse constituency · 51.50799, -0.01139

E14 9XX— Poplar, Tower Hamlets

Location and area intelligence for E14 9XX, Poplar, Tower Hamlets

City living at its best

 

Top 8% LondonSchools 100%Safety 65/100Transport 81/100Yield 4.89%

Best for: Families, Commuters, Investors, Young professionals

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Well-connected — strong transport access

Liveability
74
Safety
65
Schools
95
Transport
81
Environment
56
Investment
76

The bottom line

E14 9XX offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and good transport links — strong value for Families and Commuters who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E14 9XX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+93.0% vs London avg

Deep-dive guides for E14 9XX

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

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“City living at its best”

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How E14 9XX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Woolmore Primary School

Outstanding · Inspected Sept 2022 · 4 min walk

KS2: 107.0

★★

Secondary

Langdon Park Community School

Good · Inspected Apr 2023 · 10 min walk

P8: -0.29A8: 44.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 450.0%

+30% vs borough

Crime by type

Other30%
Violence & sexual offences20%
Vehicle crime15%
Anti-social behaviour14%
Drug offences6%
Theft6%
Burglary6%
Robbery3%

Stop & search

11.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 397m

Crime is +93% above London average

Property

Prices, sales volume and market trends

Avg floor area70 m²

EPC breakdown

B
20%

Based on 20 properties · Confidence: medium

Street mix

Flat 87%Other 13%

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£175,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2022 · CAGR

+-2.6%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-64.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£457k£600k+31.3%9.5
Rate-rise correction2022–2022£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
All Saints DLR StationDLR line
3.8 min walk
Canning Town

Nearby stations

Blackwall DLR StationDLR
4 min walk
All Saints DLR StationDLR
4 min walk
Poplar DLR StationDLR
5 min walk
Canary WharfElizabeth line
7 min walk
West India Quay DLR StationDLR
8 min walk
No bus stops within 400m

71

Walkability score

260

Footpaths (500m)

14

Santander docks (800m)

0.1 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

10

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)976
Nearest car park168m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Customers - Billingsgate Market380 spaces· yes
168m
🅿️
Docklands Parking· yes
352m
🅿️
West India Quay Car Park558 spaces· yes
791m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseHIGH
road
Noisier 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 AONB10% green spaceTree canopy: 16%
Below average green space

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

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

GOUGH WALK PRACTICE

NEWBY PLCE HLTH WELLBEING, 21 NEWBY PLACE, E14 0EY

4 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

66

Restaurants (800m)

32

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

12

Gyms (1km)

27

Sports (1km)

8

Convenience

Nearest supermarketNest · 214 m
8 tennis courts3 swimming pools4 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)

449m

Post office

Nearby shops

Poplar Wines and Spirits121 m
Tesco Express146 m
Lions Express292 m
Tarak General Store380 m

Nearby cafes

Poplar Cafe138 m
Billingsgate Cafe247 m
Dock Coffee258 m
Banoful399 m

Nearby restaurants

E Burger104 m
Cravings Dessert125 m
Mooboo254 m
FOGG's328 m

Nearby pubs

Hope & Anchor151 m
The Greenwich Pensioner174 m
Pergola385 m
BrewDog438 m

Nearby gyms

More Yoga230 m
Poplar Public Baths352 m
Poplar Bowls Club425 m
The Workhouse466 m

Nearby pharmacies

Britannia Pharmacy151 m
Boots491 m
Allen's Pharmacy1.1 km

Nearby health

Gough Walk Practice346 m
All Saints Dental Care380 m
Dr. Wayne Cottrell447 m
Freedom Clinics449 m
Food hygiene (5-star)71% of 250

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

A

High street health

Registered businesses

VENTANATIENDA LTD

Investment

Investment grade, yield and market outlook

76

Investment score

Strong

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

63.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,235m
Crossrail 2 route6,162m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,309 nationally

2,721

Est. population

21,496/km²

64%

Employed

52%

Degree educated

8.9%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

28%
39%
23%
Under 1828%
18–3439%
35–4923%
50–647%
65+3%

Tenure

17%
41%
35%
Own outright4%
Own (mortgage)17%
Private rent41%
Social rent35%
Shared ownership3%
Rent free0%

Ethnicity

15%
55%
White British12%
White Other14%
Asian55%
Black10%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household75%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent41%
Social rent35%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
52
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
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)
4
Largest scheme
556 homes · NEW PROVIDENCE WHARF (CHARRINGTON WHARF), NEW PROVIDENCE WHARF (CHARRINGTON WHARF), BLACKWALL WAY, E14
Pipeline pressure
NONE

Named schemes (500m)

POPLAR DOCK, POPLAR DOCK, TRAFALGAR WAY, E14256 homes
completed
East Of Poplar Business Park and south west of junction, East Of Poplar Business Park and south west of junction, PRESTONS ROAD, Poplar High Street, E14 9RL243 homes
completed
Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Blackwall Reach Zone 3, Parcels G, H and L, Phase 1B, Poplar High Street, Preston's Road, E14243 homes
completed
Brownfield Estate, Brownfield Estate, Brownfield Street, Willis Street, Ida Street, Follett Street, E14 6144 homes
completed
Robin Hood Gardens, Robin Hood Gardens, Woolmore Street, E1498 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
53.1%
Election year
2022
MP
Apsana Begum (Labour)
MP majority
12,560
Constituency
Poplar and Limehouse

Councillors

Gulam Kibria ChoudhuryAspire

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Key facts for E14 9XX

Full postcodeE14 9XX
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardPoplar
Latitude51.507992
Longitude-0.011393
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