Canada Water Property Guide

Canada Water is a freshwater lake and wildlife refuge located in Rotherhithe in south-east London’s Docklands. Over the years the name has grown to encompass the lake and the surrounding areas, largely because of the tube station which opened in 1999.

The extension of the Jubilee Line drew the area into focus and greatly enhanced its connection to the rest of London, sitting just one stop from Canary Wharf, two stops from London Bridge and little more than 10 minutes from the West End. The station was connected to the London Overground in 2010.

Today the area has seen large-scale redevelopment which has delivered 900 new homes so far, 234 of which are affordable. The plans are part of an ambitious regeneration programme led by Southwark Council and BL Canada Quays Ltd, who aim to bring in 2,700 new homes along with new retail and office space, leisure facilities and a civic square at the heart of Canada Water. The programme also includes the new Canada Water Library, designed by renowned architect Piers Gough and opened in November 2011, and the Plaza, which has been providing a quiet, well-lit space to local residents since June 2012. The final phase of residential housing will be built by Barratt Homes, and is scheduled for completion by 2014.

Properties in Canada Water Properties

Canada Water property primarily consists of modern housing and converted warehouses which cleverly reflect the region’s maritime heritage, as one would expect from a former docks area. The neighbouring riverside hamlet, Rotherhithe, has seen the conversion of warehouses and waterside wharves into reasonably-priced luxury apartments and small houses, such as Bombay, Hope Sufferance and Tunnel.

Princes Tower has won awards for its Art Deco style and boasts amazing views of Tower Bridge and the River Thames from its private balconies, with many flats featuring large circular windows and a window seat that gives panoramic views of the London skyline. In a similar price bracket, Hays Court is a converted warehouse on Rotherhithe Street.

Following its post-Blitz rejuvenation in the 1980s, Surrey Quays features designer warehouse conversions and modern apartment blocks, whereas inland – close to Canada Water itself – are more family-oriented properties such as two and three bedroom modern houses with gardens. This area represents great value for money, whether you’re looking for a flat to rent in Canada Water or a four bedroom family home. There is a good selection of schools in the vicinity and an eight-screen cinema, numerous restaurants and bars, bowling and even bingo!

The area around Canada Water has a range of modern properties from the 1980s and 90s. The abundance of well-appointed flats and its proximity to Canary Wharf means that this London neighbourhood is attractive for young professionals and couples to live in.

Canada Water has undergone extensive regeneration since the 1980s. Former industrial buildings and warehouses have given way to large, modern apartment blocks, stylish warehouse conversions and some terraced housing. There are also a few streets in Canada Water with two and three-storey townhouses and off-street parking.

The best flats in Canada Water are around the freshwater lake that is the area’s focal point. Here the relaxing neighbourhood has several multi-storey apartment blocks dominating the area. Many of the modern flats have private balconies looking out over the lake. The stunning Canada Water Library also offers a touch of 21st-century architecture on Deal Porter Square. In addition, the streets off Surrey Quays Road like Needleman Street, Woodland Crescent, and Garter Way have glass-fronted apartment blocks and modern brick buildings. These blocks of flats keep the ambience of the area’s industrial past and add a contemporary touch.

There are few family homes in Canada Water. However, in the area near Surrey Water, you will find quiet cul-de-sacs with two-storey family homes and small gardens. For example, Dock Hill Avenue, Thame Road, and Marlow Way are home to large brick-built houses with private gardens, garages, and off-street parking.

Canada Water also includes some luxury developments, especially in the quiet area along the canal that joins the lake with Surrey Water. Although there are no towering glass apartment blocks, there are plenty of four- and five-storey apartment blocks that offer tranquil living in the centre of London.

A compelling reason to live in Canada Water is that it’s only one stop away on the Tube from Canary Wharf, and it has the impressive Surrey Quays shopping centre. However, despite the popularity of the area and its fantastic amenities, houses and apartments sell for reasonable prices compared to nearby Southwark and Bermondsey.

In 2021, the average property in Canada Water is £555,000, which is significantly lower than the London average of £620,000. Some of the more desirable properties are toward Rotherhithe and the banks of Thames.

New-Build Properties in Canada Water

The regeneration of Canada Water, turning into a trendy and vibrant part of the Capital, continues. The best new build properties are in Quebec Quarter, Tavern Quay and London Square Canada Water. For example, Quebec Way has several modern blocks of flats with spacious balconies looking out over open green spaces. Additionally, Plough Way has stunning new properties with glass balconies and views over Greenland Dock.

Canada Water Properties to Let

The large number of flats to let and its proximity to Canary Wharf makes Canada Water popular with renters. Contemporary waterside developments and modern blocks of flats in quiet streets attract young professionals and couples. There are also new build-to-rent developments, adding to the availability of rental apartments.

Renting a flat in Canada Water is affordable, considering how close residents are to excellent facilities and Central London. The average rent you can expect to pay for a two-bedroom property is £490 per week.

Considering that renters in Canada Water can save time and money on the daily commute, it is an attractive neighbourhood to rent.

For investors, the demand for rental property so close to Central London means that buy-to-rent apartments are popular.

Canada Water Properties Schools

There is a selection of primary schools in and around Canada Water including Albion Primary School, St Joseph's Catholic Primary School, Alfred Salter Primary School, St John's Roman Catholic and Rotherhithe Primary School.

Secondary schools in and around Canada Water include Cavendish School which is located next to Southwark Park Sports Complex, Bacon's Collage can be found on Timber Pond Road, Compass School Southwark is located on Drummond Road and Evelyn Street is where you will find Marathon Science School of Excellence.

Canada Water Properties Regeneration Information

Planning consent was granted in 2009 for the regeneration of Canada Water. The scheme was developed by the council, British Land Canada Quays (BLCQ) and Barratt Homes and includes a library, a civic plaza, shops and green space. Designed by Glenn Howells Architects, the building consists of the following:

  • 668 residential units
  • 958m2 of new retail units along Surrey Quays Road
  • 10% disabled units
  • Public gardens and a green route
  • 268m2 of community space
  • 26 storey landmark building of exemplary design
  • Public bicycle facility

Designed by PKS Architects,the proposals for Site B1 were accepted in 2008 at Southwark Council's planning committee. Construction of site B1 and B2 are now complete and occupied and consists of:

  • 63 residential units
  • Eco-roof
  • Ensuring 10% of energy is renewable
  • Retail and commercial units on the ground floor
  • Children's play area

Completed in 2011, the £13.7m Canada Water Library was designed by Piers Gough of CZWG Architects, and is located at the centre of a new civic plaza at Canada Water.


  • Longer opening hours
  • Meeting rooms
  • Cafe
  • Free access to internet and computers
  • Adult and family learning facilities
  • Buggy park
  • Two lifts
  • Performance space
  • Substantially more resources than Rotherhithe Library


  • Advice sessions
  • Music performance and opportunities to perform
  • Drama and film screenings
  • Homework clubs
  • Study support
  • Reading groups
  • Story times
  • Health promotions

Developed in partnership with Southwark Council and British Land Canada Quays, the plaza known as Deal Porter Plaza was developed by EDCO Design and opened in 2012 with the following features:

  • Lighting scheme with feature lighting
  • Granite paving
  • Canadian hardwood trees through the square
  • Improved pedestrian crossings
  • Extensive seating which can be moved to make way for events on the space
  • Cycle parking
  • A dock-side promenade area

In March 2014, an agreement was signed that will see Sellar Design & Development join forces on a 1.5m ft2 Docklands residential scheme in Southwark.

Ranging from studios to four bedroom apartments, the project will deliver a total of 1,030 new homes. The properties will be available in a mix of private sale, private rent and affordable, and will be created alongside 40,000ft2 of commercial space and community facilities.

Canada Water Properties Community

Canada Water is an area filled with engaging local events, neighbourhood bonds, and meaningful initiatives that shape the thriving spirit of this area.

Bizzie Bodies: The Bizzie Bodies initiative presents families with enjoyable and interactive sessions that encourage physical activity and strengthen the sense of community. The program promotes healthier lifestyles and fosters a shared understanding of connection and camaraderie among families by offering a platform for parents and children to participate together.

Global Generation: Global Generation offer initiatives that link individuals with nature, sustainability, and one another. Through inventive projects, workshops, and events, they organise practical experiences that advocate environmental consciousness, urban farming, and social unity. Their dedication emphasises community building, nurturing connections, and empowering individuals to positively impact their local environment and the planet.

Tree Shepherd: With a range of community-driven efforts. Tree Shepherd empowers individuals through business support, training, and workspaces, fostering local entrepreneurship and economic development. Focusing on underserved areas, they aim to create self-sufficiency and community growth pathways, promoting resilience and sustainable change.

Canada Water Projects: British Land organises and supports various local investment projects in Canada Water—these initiatives channel resources into the community, enhancing infrastructure, green spaces, and facilities. Through collaborative efforts, the projects contribute to the area's vitality, positively impacting residents' quality of life and fostering a strong sense of belonging.

Transport Information


  • South Bermondsey


  • Bermondsey
  • Canada Water
  • Elephant & Castle
  • Rotherhithe
  • Surrey Quays

Things To Do in Canada Water Properties

A number of attractions are close by, including the peaceful Southwark Park with its fantastic wide open spaces, the Surrey Docks Water Sports Centre and Surrey Docks Farm, which has plenty of activities for children and adults. Museums include the fascinating Brunel Museum commemorating the world’s first underwater tunnel, the highly contemporary Design Museum, the Pumphouse Educational Museum which houses a collection of artefacts from the Thames foreshore, and the Tower Bridge Exhibition. There’s also a selection of art Galleries include the Café Gallery Projects and The Wrapping Project.

Canada Water has a mixture of traditional and contemporary pubs and bars, including the Mayflower pub, named after the Mayflower vessel which set sail to America from that spot in 1620. Other pubs include the nautically themed The Ship Rotherhithe, the 16th century Prospect Of Whitby, a converted warehouse overlooking the Thames called The Old Salt Quay, and The Moby Dick, which covers two floors and features a traditional British menu and waterside seating.

Canada Water has a vast array of restaurants including the Rainbow Chinese restaurant, Pizza Hut and Simplicity Café & Restaurant, which serves wholesome British food using fresh, local produce. If you’re looking for a taste of international cuisine then visit Café Sillka or The Yellow House, which is split between a contemporary bar and a restaurant and offers a two course restaurant menu, a grill menu and a pizza menu. Similarly Café East serves authentic Vietnamese home cooking, and there’s also Frankie & Benny’s, The Surrey Docks Weatherspoon and Butlers Wharf Chop House, which boasts views of Tower bridge and serves quality British food.

Historic buildings include the Norwegian Church and Seamen’s Mission, St Marys Church, Brunel Engine House and St Olav’s Church. 

To arrange a viewing or find out more about our selection of Canada Water property, feel free to contact our Canada Water estate agents office on 020 7231 1066.

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