Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54539, -0.02085

E20 3AX— Hackney Wick, Hackney

Location and area intelligence for E20 3AX, Hackney Wick, Hackney

The practical family move

 

Schools 100%Safety 51/100Transport 48/100Low yield 2.99%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
51
Schools
60
Transport
48
Environment
96
Investment
51

The bottom line

E20 3AX offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E20 3AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+225.0% vs London avg

Deep-dive guides for E20 3AX

🛡️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 E20 3AX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mossbourne Riverside Academy

Not yet inspected · 1 min walk

KS2: 107.8

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 16 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Childrens House Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

211.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3131.3%

+135% vs borough

Crime by type

Other29%
Anti-social behaviour19%
Violence & sexual offences16%
Theft15%
Robbery7%
Vehicle crime6%
Drug offences4%
Burglary4%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.0km

Crime is +225% above London average

Property

Prices, sales volume and market trends

Avg floor area145.4 m²

EPC breakdown

B
7%

Based on 7 properties · Confidence: low

Street mix

Semi 14%Terraced 57%Flat 29%

LHA rates — Inner East London

Shared room£700/mo
1 bedroom£1440/mo
2 bedrooms£1750/mo
3 bedrooms£2160/mo
4 bedrooms£3000/mo

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£363,500
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.15 W/m²K
RoofAverage thermal transmittance 0.1 W/m²K
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2022 · CAGR

+1.6%

Total change

+2%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

+0.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached14.3%
Terraced57.1%
Flat/maisonette28.6%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£925k£925k+0%5
Rate-rise correction2022–2022£940k£940k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Stratford International DLR StationDLR line
9.3 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
4 min walk
Hackney WickNational Rail
4 min walk
Stratford International DLR StationDLR
10 min walk
Stratford Underground StationJubilee · Central
16 min walk
Stratford (London) Rail StationGreater Anglia · Elizabeth line
16 min walk
No bus stops within 400m

60

Walkability score

378

Footpaths (500m)

11

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria47 min ↑
Waterloo49 min ↑
Canary Wharf ★36 min
City37 min ↓

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

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)1773
Nearest car park166m
Santander docks (800m)11
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Car Park A (Yellow)1600 spaces· yes
756m

Connectivity

Broadband and mobile coverage

100%

Full fibre

64%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed354 Mbps
Median download364 Mbps
Superfast coverage100%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield849.1 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

13 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

368

Parks (1km)

33

Restaurants (800m)

20

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

14

Gyms (1km)

20

Sports (1km)

3

Convenience

Nearest supermarketWelcome · 717 m
1 swimming pools5 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

C
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Tesco Express41 m
Hearth248 m
Daily Fresh266 m
Sainsbury's Local312 m

Nearby cafes

Kūbō Garden56 m
The Roasting Shed80 m
Badu Cafe100 m
Clarnico Club106 m

Nearby restaurants

Halo Burger114 m
Tamila116 m
Bovine Burger117 m
Bakes N Stuffingz119 m

Nearby pubs

Nico's99 m
Hanger Bar121 m
The Beer Merchants Tap243 m
Crate Brewery & Pizza280 m

Nearby gyms

The Body People65 m
Duffy Boxing68 m
Copper Box Arena128 m
Gainsborough Playing Fields167 m

Nearby health

Skon Dental40 m
Stratford Donor Centre595 m
Trowbridge Surgery606 m
VDental Smile Studio656 m
Food hygiene (5-star)73% of 91

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

BUILDUP CREDIT LIMITED
FU7ION CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

48.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,491m
Crossrail 2 route3,803m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,109 nationally

2,450

Est. population

6,411/km²

69%

Employed

56%

Degree educated

£39,800

Median income

9.9%

Claimant rate

Inner cityMedium densityYoung professionals

31

Community stability

Age profile

20%
40%
24%
13%
Under 1820%
18–3440%
35–4924%
50–6413%
65+3%

Tenure

20%
37%
30%
Own outright6%
Own (mortgage)20%
Private rent37%
Social rent30%
Shared ownership7%
Rent free0%

Ethnicity

36%
15%
23%
White British36%
White Other15%
Asian10%
Black23%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household61%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Private rent37%
Social rent30%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
26
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
302 homes · East Wick Phase 1 PDZ5, East Wick Phase 1 PDZ5, Waterden Road, Hackney Wick, E15 2EE
Pipeline pressure
NONE

Named schemes (500m)

East Wick Phase 1 PDZ5, East Wick Phase 1 PDZ5, Waterden Road, Hackney Wick, E15 2EE302 homes
completed
80-84 & 88, 80-84 & 88, Wallis Road, E9 5LW120 homes
completed
ATLAS WORKS (NORTHERN PART), ATLAS WORKS (NORTHERN PART), BERKSHIRE ROAD, LEABANK SQUARE (KNOWN AS), E9111 homes
completed
UNITS 1 - 4 & 17 ROACH WORKS, Phase II, UNITS 1 - 4 & 17 ROACH WORKS, Phase II, ROACH ROAD, E358 homes
completed
ROACH WORKS, Phase 1, ROACH WORKS, Phase 1, ROACH ROAD, E357 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.8%
Ward turnout
38%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Aaron BriddonGreen
Tyrone ScottGreen
Jam AnkerGreen

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Key facts for E20 3AX

Full postcodeE20 3AX
Postcode districtE20
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.545391
Longitude-0.020853
Parliamentary constituencyHackney South and Shoreditch
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
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