Canary Wharf and the Isle of Dogs have become two of the most in-demand short-let locations in London. With their modern buildings, riverside homes, excellent transport links and constant flow of professionals, it’s no surprise many landlords in E14 are exploring the idea of running an Airbnb.

But London — and Tower Hamlets in particular — has strict rules around short-letting. The biggest challenge for new hosts is understanding:

• Is Airbnb legal in my building?
• Do I need permission?
• How does the 90-night rule work in E14?
• What are the risks of getting it wrong?
  
  

This guide breaks down everything a landlord needs to know before launching a short-let in Canary Wharf and the Isle of Dogs.

The Legal Baseline: Airbnb Is Allowed in London… With Conditions

Airbnb hosting is legal across London as long as you comply with local regulations. The core piece of legislation that applies to all E14 hosts is:

The Greater London 90-Night Rule

Entire-home listings can only be let on a short-term basis for up to 90 nights per calendar year without planning permission.

A “short-term let” is defined as a stay under 90 consecutive days.

Most landlords assume this is an Airbnb rule — but it’s actually written into the Deregulation Act 2015 and applies across all platforms, including Booking.com, VRBO, and direct bookings.

Why this matters in E14

Canary Wharf and the Isle of Dogs have a high concentration of modern apartment blocks, which means:

• High demand for full-year STR income
• But stricter oversight from managing agents
• And more focus on compliance from the council
  
  

Many landlords think, “If Airbnb lets me set my listing to 365 nights, I’m fine.”
That’s incorrect — planning permission is required if you exceed the 90-night cap.

Does Tower Hamlets Enforce the Rule? Yes, Significantly

Tower Hamlets has been one of the more proactive councils when it comes to:

• Monitoring listings
• Investigating neighbours’ complaints
• Issuing enforcement notices for breaches
• Working with freeholders and building managers
  
  

This is especially true in high-density areas like Canary Wharf and the Isle of Dogs, where:

• Guest turnover is noticeable
• Security teams monitor building access
• Management companies quickly report suspicions
• Council resources are targeted due to population density
  
  

What happens if a landlord exceeds 90 nights?

Without planning permission, the property is considered to have undergone an unauthorised material change of use.

Consequences can include:

• Enforcement orders
• Being forced to cease operations
• Fines (unlimited, depending on the case)
• Difficulty obtaining retrospective planning permission
• Leasehold disputes and legal costs
• Insurance invalidation
  
  

It’s a common misconception that “everyone goes over and nothing happens.”
In E14, enforcement is very real.

Can You Apply for Planning Permission for 365-Day Short-Letting?

Yes — but approval is rare.

Tower Hamlets’ planning department generally rejects applications to turn residential homes into full-year short-term accommodation.

Why applications are usually refused

• Concerns about antisocial behaviour
• Loss of long-term housing stock
• Impact on neighbours (noise, access, lift congestion)
• Building covenants already prohibiting STR use
  
  

Applications in Canary Wharf residential towers (e.g., Pan Peninsula, Landmark, Millharbour, Marsh Wall developments) are especially unlikely to succeed.

When might permission be considered?

Very rarely — usually only where a property has a unique layout or operating model that mitigates neighbour disturbance (e.g., completely self-contained units with private entrances).

The Bigger Barrier: Leasehold & Building Restrictions in E14

Even if a landlord intends to stay under 90 nights, another issue commonly blocks Airbnb use in Canary Wharf and the Isle of Dogs:

Most leases in E14 do not allow short-letting.

Typical lease restrictions include:

• “No subletting for less than 90 days”
• “No holiday letting”
• “No serviced accommodation use”
• “Private residential use only”
• “No commercial use, including Airbnb”

These clauses are heavily enforced by:

• Managing agents
• Concierge/security teams
• RMCs
• Freeholders
• Insurance providers
• Mortgage lenders
  
  

Why buildings restrict Airbnb

The reasons are understandable:

• Security risks (unknown guests)
• Increased wear on communal areas
• Noise and nuisance concerns
• Higher administrative burden for management
• Health & safety complications
• Fire regulation risk if turnover is high
  
  

This is a major factor in E14 because many developments were explicitly designed for long-term residents, not transient occupancy.

What About “Stealth Hosting”?

Some landlords think they can “fly under the radar” by:

• Limiting guest numbers
• Avoiding self-check-in
• Using mid-week stays only
• Listing on less visible platforms
  
  

But in Canary Wharf and the Isle of Dogs, this almost always fails.

Why stealth hosting doesn’t work in E14

• Buildings have 24/7 concierge
• CCTV covers all entrances
• Fobs and access logs are monitored
• Neighbours are close and attentive
• Fire marshals conduct regular checks
• Many blocks have anti-Airbnb patrols
  
  

A single complaint from a neighbour or concierge is enough to trigger investigations.

When Is Airbnb Fully Allowed in Canary Wharf & the Isle of Dogs?

Short-letting is typically allowed when:

1. The lease explicitly permits it

Some modern build-to-rent style developments do allow short-letting, but they are rare.

2. The building management company provides written approval

Essential for avoiding disputes.

3. The property is a freehold house

Houses are uncommon in Canary Wharf but more common in parts of the Isle of Dogs (Millwall, Mudchute).
Freehold houses often present the best opportunity for compliant STR.

4. The landlord stays under 90 nights per year

This is essential unless planning permission has been granted.

5. Mortgage and insurance documents allow short-letting

Many buy-to-let mortgage providers explicitly prohibit holiday letting.

Understanding the Practical Realities of Hosting in E14

Legal compliance is only one part of deciding whether to run an Airbnb.

In Canary Wharf and the Isle of Dogs, landlords should also consider:

Security & Access

Most buildings require prior notice of guests or pre-registration.
Some forbid key safes near the building.

Parking & Guest Movement

E14 can be difficult for drop-offs, especially near South Quay and Aspen Way.

Cleaning & Turnover

High-rise apartments require precise cleaner scheduling because lift delays and fob access complicate same-day turnovers.

Noise Expectations

With dense residential blocks, noise complaints carry more weight with building management.

Corporate vs Leisure Stays

Weekdays tend to attract business and contractor stays, while weekends attract couples and tourists.

Understanding these realities helps landlords determine whether STR suits their property, or whether a 30–90+ day mid-term strategy is more appropriate.

Summary: Is Airbnb Legal in Canary Wharf & the Isle of Dogs?

Yes — when operated correctly.

To stay compliant, a landlord must ensure:

✔ The building lease allows short-letting
✔ The building management company approves
✔ Mortgage and insurance policies permit it
✔ The property does not exceed 90 nights per year
✔ The operation does not disturb neighbours
✔ Tower Hamlets’ planning, licensing and HMO rules are respected

For many E14 landlords, the rules mean the most sustainable strategy blends:

• Short-letting for part of the year (up to 90 nights)
  
  
• Mid-term corporate stays for the remainder
  
  

This approach maximises income while staying fully compliant.