Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54752, -0.02229

E20 3BE— Hackney Wick, Hackney

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

The practical family move

 

Schools 100%Safety 51/100Transport 46/100Low yield 2.99%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
51
Schools
60
Transport
46
Environment
96
Investment
58

The bottom line

E20 3BE offers exceptional schools (100% Good/Outstanding) and a green environment at £742,500 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E20 3BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+42.8% vs London avg
vs London income-5.2% vs London avg
vs London crime+225.0% vs London avg

Deep-dive guides for E20 3BE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How E20 3BE 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 · 3 min walk

KS2: 107.8

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 18 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 18 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)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.8km

Crime is +225% above London average

Property

2 Jul

Prices, sales volume and market trends

£742,500

Median sale price

Above London median by 43%

£742,500 is 43% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)10
New build100.0%
Avg flat£742,500
Price per m²£10,075/m²
Price per ft²£936/ft²
Avg floor area73.7 m²

EPC breakdown

B
49%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£24,625
First-time buyerFTB
£24,625
Additional propertyBTL/2nd
£46,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

18.7×

Price-to-income

£3,714/mo

Est. mortgage

High

Market activity

35d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£184,250
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £600k–£700k · P75: £700k+ · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£743k£743k+0%10

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Sales Volume15

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
11 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
6 min walk
Hackney WickNational Rail
6 min walk
Stratford International DLR StationDLR
11 min walk
Homerton Rail StationMildmay
17 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
18 min walk
No bus stops within 400m

54

Walkability score

255

Footpaths (500m)

7

Santander docks (800m)

0.1 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

8

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)188
Nearest car park194m
Santander docks (800m)7
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hackney Marshes Car Park
612m

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: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

LEYTON HEALTHCARE 4TH FLOOR

4TH FLOOR, OLIVER ROAD MEDICAL CENTRE, 75 OLIVER ROAD, E10 5LG

19 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

366

Parks (1km)

30

Restaurants (800m)

21

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

13

Gyms (1km)

20

Sports (1km)

1

Convenience

Nearest supermarketWelcome · 927 m
2 tennis courts5 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express250 m
Sainsbury's Local397 m
Daily Fresh414 m
Hearth424 m

Nearby cafes

Saint Espresso144 m
e5 Bake House152 m
Clarnico Club180 m
Kūbō Garden309 m

Nearby restaurants

Gotto Trattoria150 m
Randy's Wing Bar154 m
The Breakfast Club159 m
Bovine Burger345 m

Nearby pubs

The Lock Inn147 m
Nico's316 m
The Beer Merchants Tap344 m
Hanger Bar351 m

Nearby gyms

Yoga Barre Pilates143 m
Gainsborough Playing Fields163 m
F45 Training168 m
FS8180 m

Nearby health

Skon Dental268 m
Trowbridge Surgery564 m
VDental Smile Studio614 m
My E20 Dentist680 m
Food hygiene (5-star)70% of 81

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

NAMES ARE HARD LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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
Sales last 12 months10

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

83/100

Velocity score

Future outlook

53.4

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,650m
Crossrail 2 route3,689m

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%
Price vs London+42.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
22
Borough approval rate
66%
Opportunity area
Olympic Legacy
Strategic industrial location
Yes
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
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
75-89, 75-89, Wallis Road, E9 5LN44 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£742,500)

£24,625

Standard buyer

£24,625

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E20 3BE

Full postcodeE20 3BE
Postcode districtE20
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.547519
Longitude-0.022290
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey