Blackwall & Cubitt Town · Tower Hamlets · 51.50191, -0.01144

E22 3AS— Blackwall & Cubitt Town, Tower Hamlets

Location and area intelligence for E22 3AS, Blackwall & Cubitt Town, Tower Hamlets

The practical family move

 

Top 5% LondonSchools 88%Safety 74/100Transport 76/100Low yield 3.05%

Best for: Families, Commuters, Young professionals

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Well-connected — strong transport access

Liveability
80
Safety
74
Schools
68
Transport
76
Environment
94
Investment
28

Location

E22 3AS

Key facts for E22 3AS

Full postcodeE22 3AS
Postcode districtE22
BoroughLondon Borough of Tower Hamlets
WardBlackwall & Cubitt Town
Latitude51.501914
Longitude-0.011441
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
ExcellentPositiveRisk: Low

London Benchmarks

vs London crime+57.7% vs London avg

Deep-dive guides for E22 3AS

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

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“The practical family move”

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How E22 3AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
—

Primary

Mulberry Wood Wharf Primary School

Not yet inspected · 2 min walk

★

Secondary

Canary Wharf College Crossharbour

Requires Improvement · 11 min walk

P8: +0.31A8: 53.2

88% of local schools rated Good or Outstanding

Above London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 25 min walk

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

Safety

5 Jun

Crime rates and local incidents

MEDIUM CRIME

102.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 90.1%

+200% vs borough

Crime by type

Other29%
Anti-social behaviour27%
Violence & sexual offences21%
Vehicle crime7%
Drug offences6%
Theft4%
Burglary4%
Robbery2%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is +58% above London average

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

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area72.7 m²

EPC breakdown

B
153%

Based on 153 properties · Confidence: high

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 suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£181,750
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.84 W/m-¦K
Roof(other premises above)
GlazingHigh performance glazing
Price growth potentialHigh

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 88% of London
🚇
South Quay DLR StationDLR line
4.5 min walk
🚂
Canning Town

Nearby stations

🚈
South Quay DLR StationDLR
5 min walk
🚇
Canary Wharf Underground StationJubilee
6 min walk
🟣
Canary WharfElizabeth line
9 min walk
🚈
Heron Quays DLR StationDLR
9 min walk
🚈
Crossharbour DLR StationDLR
9 min walk
🚌6 bus routes · 7 stops within 400m · 152 buses/hr peak

64

Walkability score

261

Footpaths (500m)

14

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge26 min ↓
Victoria46 min ↑
Waterloo30 min ↓
Canary Wharf ★14 min
City31 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

Car parks (800m)

EV chargers (800m)

Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Lawn House Close Car Park· yes
198m
🅿️
Customers - Billingsgate Market380 spaces· yes
561m

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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.

Health

GP, dental and hospital access

ROSERTON STREET SURGERY

THE ISLAND MEDICAL CENTRE, ROSERTON STREET, E14 3PG

5 min walk

69%

Recommend GP

69%

Overall GP experience

7

GPs within 1km

11

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

Parks (1km)

84

Restaurants (800m)

21

Cafes (800m)

6

Pubs (400m)

4

Pharmacies (800m)

13

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketWaitrose · 476 m
2 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

413m

Post office

Nearby shops

Signorelli107 m
Morrisons Daily111 m
Vantage News and Food Store251 m
Tesco Express300 m

Nearby cafes

Cafe Seek57 m
Supsershakes81 m
Badiani148 m
Vow Cafe166 m

Nearby restaurants

Nora77 m
Ong Lai Kopitiam87 m
Mama Li109 m
Emilia's Crafted Pasta116 m

Nearby pubs

MM Bar (Beer & Wine)143 m
MM Bar (Gin & Cocktails)144 m
Tam’s Vineyard & Jazz Bar157 m
Qube East161 m

Nearby gyms

Ultimate Performance119 m
Island Studio132 m
In2Sport157 m
Third Space163 m

Nearby pharmacies

Allen's Pharmacy403 m
Boots448 m
Britannia Pharmacy787 m

Nearby health

The Baltic Medical Centre198 m
JM Radiology Reporting304 m
Mouth344 m
Nuffield Health Fitness & Wellbeing420 m
Food hygiene (5-star)72% of 221

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

28

Investment score

Weak

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
3.05% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355

Rental market

+15.2%

Rent growth (1yr)

Market liquidity

Future outlook

68.4

Price growth score

B
High

Development pressure

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,641m
Crossrail 2 route6,645m

Demographics

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,484 nationally

Inner city

Ethnicity

20%
24%
38%
White British20%
White Other24%
Asian38%
Black8%
Mixed5%
Other4%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
70%
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

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
10.9%
Election year
2022

Councillors

Abdul MalikAspire
Ahmodur Rahman KhanAspire
Bellal UddinAspire

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The bottom line

E22 3AS offers exceptional schools (88% Good/Outstanding), low crime, good transport links and a green environment — a strong choice for Families and Commuters.

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Compare Tower Hamlets with nearby boroughs:

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

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Data freshness

When each data source was last updated

58%

Confidence score

7/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
nhs ae5 Jun
sports18 Apr
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
water provider9 Jun
surface water flood18 Apr

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