Neighbourhood · Tower Hamlets

Poplar Leaside: house prices and how the area is changing

Official figures for the Poplar Leaside neighbourhood of Tower Hamlets, England (ONS area Tower Hamlets 018). Headline figures assembled 14 October 2026. Postcodes E14, E3. Figures that read a point use the neighbourhood's centre, near E14 0UX.

A neighbourhood with below-average incomes, showing some signs of gentrification

Poplar Leaside is a neighbourhood with below-average incomes; it shows some signs of gentrification against Tower Hamlets (9 of 19 signals rising, 3 falling). Flats here typically resell for £430,000 (median resale price, 2023-2025). Recorded crime is lower than across Tower Hamlets (0.9 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Langdon Park, is about a 5-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.

Typical flat price

£430,000

Median resale price of flats in the neighbourhood, 2023-2025; +26% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average 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

Some signs

Weighted balance +0.27; 9 of 19 signals up, 3 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

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

Deprivation

Decile 1 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 1 to 4.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£70,800

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

Source: Office for National Statistics

Recorded crime

0.9 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 Poplar Leaside sits in Tower Hamlets

Typical flat price: 14th lowest of 34 neighbourhoods in Tower Hamlets
Average household income: 15th highest of 34 neighbourhoods in Tower Hamlets

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 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 Poplar Leaside

Median resale price of houses each year here and across Tower Hamlets, 1996 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).

Median resale price of flats each year here and across Tower Hamlets, 1995 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 14 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

9 of 19 counted signals point towards rising affluence against Tower Hamlets, 3 the other way and 7 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

Resale prices
Degree-educated residents
Residents aged 25 to 29
Plug-in car growth
Air quality
New-build activity
Catching up with neighbouring areas
Homes selling
New stations nearby

Falling behind the borough

Recorded crime
Anti-social behaviour
Benefit claims (DWP)

Stations and schools nearby

Nearest stations

Langdon Park DLR station, about a 5-minute walk from the neighbourhood's centre (370 m in a straight line).
Canary Wharf Railway station, about a 17-minute walk from the neighbourhood's centre (1.3 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 Manorfield Primary School 330 m from the neighbourhood's centre. Ofsted: Good (Jun 2024).
Nearest state secondary school Langdon Park Community School 250 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 7 areas (Apr 2026).

Schools: Department for Education, Get Information about Schools (13 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 Poplar Leaside

What is the typical flat price in Poplar Leaside?

£430,000. Median resale price of flats in the neighbourhood, 2023-2025; +26% against 2017-2019.

How does Poplar Leaside compare with the rest of Tower Hamlets?

Typical flat price: 14th lowest of 34 neighbourhoods in Tower Hamlets. Average household income: 15th highest of 34 neighbourhoods in Tower Hamlets.

Is Poplar Leaside an affluent area?

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

Is Poplar Leaside gentrifying?

Some signs. Weighted balance +0.27; 9 of 19 signals up, 3 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

What is the nearest station to Poplar Leaside?

Langdon Park. DLR station, about a 5-minute walk from the neighbourhood's centre (370 m in a straight line).

Which state schools are nearest to Poplar Leaside?

Nearest state primary school. Manorfield Primary School. 330 m from the neighbourhood's centre. Ofsted: Good (Jun 2024). Nearest state secondary school. Langdon Park Community School. 250 m 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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Nearby neighbourhoods in Tower Hamlets

Postcode districts

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.