Island Gardens · Tower Hamlets · Poplar and Limehouse constituency · 51.49048, -0.02070

E14 9YA— Island Gardens, Tower Hamlets

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

The family fortress

 

Bottom 25% LondonSchools 86%Safety 78/100Transport 55/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
78
Schools
74
Transport
55
Environment
79
Investment
55

The bottom line

E14 9YA offers exceptional schools (86% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how E14 9YA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E14 9YA meets your needs.

Location

E14 9YA

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 9YA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E14 9YA with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E14 9YA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

74

Education score

Good for families
★ Top school within 1km
★★

Primary

Harbinger Primary School

Good · Inspected Nov 2023 · 2 min walk

KS2: 104.1

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · Inspected May 2024 · 8 min walk

P8: +0.31A8: 53.2

86% 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 · 13 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.2km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E14 district median

£466,000

Based on 1,287 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,937/m²
Price per ft²£737/ft²
Avg floor area77 m²

EPC breakdown

B
3%
C
35%
D
20%
E
1%

Based on 59 properties · Confidence: high

Street mix

Semi 23%Terraced 17%Detached 3%Flat 57%

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

Low

Market activity

100d

Days to sell

Energy & construction

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

1995–2025 · CAGR

+7.1%

Total change

+689%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.1%

per year

Acceleration

+55.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 106 sales

Property Type Mix

Total: 106 sales

Detached2.8%
Semi-detached23.6%
Terraced17.9%
Flat/maisonette55.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£166k+117.8%6.3
Post-dot-com plateau2001–2004£150k£200k+33.4%5
Pre-crash peak2005–2007£266k£302k+13.4%3
GFC & correction2008–2012£210k£327k+55.7%2.2
Help-to-Buy recovery2013–2016£293k£573k+95.7%4.2
Brexit uncertainty2017–2018£247k£565k+128.7%2
Pandemic surge2021–2021£560k£560k+0%2
Current market2024–2025£444k£600k+35.1%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Semi-detached

-4.5% alpha

Terraced+0% α
Local
7.5%
District
7.5%
Flat/maisonette-0.6% α
Local
7.5%
District
8.1%
Semi-detached-4.5% α
Local
14.4%
District
18.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position40

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
5 min walk
Deptford

Nearby stations

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

52

Walkability score

148

Footpaths (500m)

7

Santander docks (800m)

0.1 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

5

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)18
Nearest car park465m
Santander docks (800m)7
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Docklands City Harbour· yes
637m

Connectivity

Broadband and mobile coverage

100%

Full fibre

46%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed286 Mbps
Median download282 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: 15.0 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 AONB38% green spaceTree canopy: 10%
More green space than 91% 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): 2

Landslide susceptibility: Medium

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

1 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Space Bar (302 m)

Nearest supermarketFodal Oriental Supermarket · 354 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)

112m

Post office

Nearby shops

West Quay News119 m
Premier Express314 m
Westferry Metro388 m
Asda Bakery613 m

Nearby cafes

Fodal357 m
SIENNA Cafe623 m
SIENNA625 m
Cafe Zara Lounge670 m

Nearby restaurants

Bite House109 m
3Kobros128 m
U Donut!198 m
The Little Kebab House243 m

Nearby pubs

The Space Bar302 m
The Ship361 m
Lord Nelson629 m
Pepper Street Tavern660 m

Nearby gyms

Odyssey Gym394 m
Docklands Sailing and Watersports Centre470 m
North Greenwich Bowls Club561 m
Tiller Leisure Centre633 m

Nearby pharmacies

Docklands Pharmacy75 m
Britannia Pharmacy705 m
Barkantine Pharmacy948 m
Rose Pharmacy1.1 km

Nearby health

The Dental Suite @ Docklands87 m
Island Health731 m
Damira Dental Studios732 m
Millharbour Dentistry841 m
Food hygiene (5-star)49% of 39

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

E

High street health

Registered businesses

AMANI KAITE LTD
ATC LIMITED
ELEM15 LIMITED
J&G MANAGEMENT AND COLLECTION LIMITED
LOUISE SLOPER DESIGN LTD

+5 more

Investment

Investment grade, yield and market outlook

55

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

70.3

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,217m
Crossrail 2 route7,252m

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)
9
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)
3
Regeneration status
Active
Regeneration investment
£5.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
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
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
FERGUSONS, ROSES, BAMFORD WHARVES, 192, FERGUSONS, ROSES, BAMFORD WHARVES, 192, WESTFERRY ROAD, E14186 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

Live in E14 9YA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E14 9YA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Tower Hamlets with nearby boroughs:

Tower Hamlets vs HackneyTower Hamlets vs NewhamTower Hamlets vs WestminsterTower Hamlets vs Southwark

Similar postcodes

Frequently asked questions

📍 Track E14 9YA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E14 9YA

Full postcodeE14 9YA
Postcode districtE14
BoroughLondon Borough of Tower Hamlets
WardIsland Gardens
Latitude51.490479
Longitude-0.020697
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