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Neighbourhood · Tower Hamlets

Leamouth: house prices and how the area is changing

Official figures for the Leamouth neighbourhood of Tower Hamlets, England (ONS area Tower Hamlets 034). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes E14. Figures that read a point use the neighbourhood's centre, near E14 2DJ.

A middle-income neighbourhood, with signals pointing away from gentrification

Leamouth is a middle-income neighbourhood. But area signals point away from gentrification against Tower Hamlets (8 of 18 signals falling, 2 rising). Flats here typically resell for £450,000 (median resale price, 2023-2025). Recorded crime is lower than across Tower Hamlets (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, East India, is about a 5-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical flat price

£450,000

Median resale price of flats in the neighbourhood, 2023-2025; -3% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.47; 2 of 18 signals up, 8 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 3 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 3 to 9.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£102,000

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.6 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Leamouth sits in Tower Hamlets

  • Typical flat price: joint 16th lowest of 34 neighbourhoods in Tower Hamlets
  • Average household income: the highest of 34 neighbourhoods in Tower Hamlets

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Leamouth

Flat prices: Leamouth against Tower Hamlets: This neighbourhood £250k (1999) to £455k (2026); Tower Hamlets £105k (1999) to £435k (2026).£163k£502k2026202220182014201020061999This neighbourhood£455kTower Hamlets£435k
Median resale price of flats each year here and across Tower Hamlets, 1999 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 18 counted signals point towards rising affluence against Tower Hamlets, 8 the other way and 8 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Anti-social behaviour
  • Air quality

Falling behind the borough

  • Recent price momentum
  • Degree-educated residents
  • Residents aged 25 to 29
  • Recorded crime
  • Homes improving their energy rating
  • Catching up with neighbouring areas
  • Borough against the region
  • Benefit claims (DWP)

Stations and schools nearby

Nearest stations

  • East India DLR station, about a 5-minute walk from the neighbourhood's centre (350 m in a straight line).
  • Canary Wharf Railway station, about a 20-minute walk from the neighbourhood's centre (1.5 km in a straight line). About 19 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 14 min) and Heathrow Terminal 4 (about 53 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Culloden Primary - A Paradigm Academy 780 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Jun 2025).
  • Nearest state secondary school Langdon Park Community School 1.2 km from the neighbourhood's centre. Ofsted: Report card: Expected standard in 7 areas (Apr 2026).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Leamouth

What is the typical flat price in Leamouth?

£450,000. Median resale price of flats in the neighbourhood, 2023-2025; -3% against 2017-2019.

How does Leamouth compare with the rest of Tower Hamlets?

Typical flat price: joint 16th lowest of 34 neighbourhoods in Tower Hamlets. Average household income: the highest of 34 neighbourhoods in Tower Hamlets.

Is Leamouth an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Leamouth gentrifying?

Moving the other way. Weighted balance -0.47; 2 of 18 signals up, 8 down, against the borough.

What is the nearest station to Leamouth?

East India. DLR station, about a 5-minute walk from the neighbourhood's centre (350 m in a straight line).

Which state schools are nearest to Leamouth?

Nearest state primary school. Culloden Primary - A Paradigm Academy. 780 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Jun 2025). Nearest state secondary school. Langdon Park Community School. 1.2 km from the neighbourhood's centre. Ofsted: Report card: Expected standard in 7 areas (Apr 2026).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.