Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55450, -0.04929

E5 0EX— Lea Bridge, Hackney

Location and area intelligence for E5 0EX, Lea Bridge, Hackney

The overachiever's postcode

 

Schools 100%Safety 65/100Transport 38/100Low yield 1.74%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
65
Schools
100
Transport
38
Environment
69
Investment
48

The bottom line

E5 0EX offers exceptional schools (100% Good/Outstanding) and low crime at £1,275,000 median — strong value for Families who can accept its trade-offs.

The catches: 48 min to canary wharf — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E5 0EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+145.2% vs London avg
vs London income+0.0% vs London avg
vs London crime+92.0% vs London avg

Deep-dive guides for E5 0EX

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

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“The overachiever's postcode”

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How E5 0EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Millfields Community School

Not yet inspected · 2 min walk

KS2: 105.9

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 2 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 17 min walk

10 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

124.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 317.9%

+39% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Theft10%
Vehicle crime7%
Drug offences6%
Burglary6%
Robbery2%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 749m

Crime is +92% above London average

Property

2 Jul

Prices, sales volume and market trends

£1,275,000

Median sale price

Top 10% — 145% above London median

£1,275,000 is 145% above the London median (£520,000)

+20.6%

This year

Terraced

Dominant type

Price history

5-year change
+84.8%
Sales (24 months)8
New build0.0%
Avg terraced£1,277,011
Avg flat£650,000
Price per m²£12,451/m²
Price per ft²£1,157/ft²
Avg floor area101.4 m²

EPC breakdown

C
20%
D
35%
E
9%
F
1%

Based on 65 properties · Confidence: high

Street mix

Semi 2%Terraced 64%Flat 34%

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£68,750
First-time buyerFTB
£68,750
Additional propertyBTL/2nd
£107,000

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

30.4×

Price-to-income

£6,378/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£253,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+9%

Total change

+1349%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.3%

per year

Acceleration

+56.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 89 sales

Property Type Mix

Total: 89 sales

Semi-detached2.2%
Terraced64%
Flat/maisonette33.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£213k+142.3%2.3
Post-dot-com plateau2001–2004£187k£234k+24.9%3.5
Pre-crash peak2005–2007£136k£418k+208.1%2.3
GFC & correction2008–2012£550k£535k-2.7%3
Help-to-Buy recovery2013–2016£695k£475k-31.7%2
Brexit uncertainty2017–2019£827k£915k+10.7%3.5
Pandemic surge2020–2021£1.50m£690k-54%4
Rate-rise correction2022–2023£775k£1.09m+40.4%1.5
Current market2024–2026£1.26m£1.27m+1%4.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced+1.2% α
Local
10.2%
District
9%
Flat/maisonette-0.7% α
Local
4.8%
District
5.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing5
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Hackney Central

Nearby stations

Hackney Central Rail StationMildmay
12 min walk
Hackney CentralNational Rail
12 min walk
Clapton Rail StationWeaver · Greater Anglia
12 min walk
Homerton Rail StationMildmay
12 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
13 min walk
No bus stops within 400m

41

Walkability score

205

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria53 min ↑
Waterloo61 min ↑
Canary Wharf ★48 min
City49 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

10

Car parks (800m)

32

EV chargers (800m)

Total spaces (800m)4
Nearest car park419m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
Homerton Library Car Park· no
791m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 km

Energy

Solar: 848 kWh/kWp/yr

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 yield848.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

19 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 503 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

43

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 1.3 km
7 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

720m

Post office

Nearby shops

Clapton Craft360 m
Palm 2376 m
Palm Deli390 m
Organic & Natural485 m

Nearby cafes

The Full English289 m
Stone Bros Cafe296 m
Venetia's Coffee Shop324 m
Millfields Coffee339 m

Nearby restaurants

Bunster289 m
Felice290 m
Backyard Grill299 m
Hai Cafe300 m

Nearby pubs

The Elderfield199 m
Biddle Bros.290 m
Høst309 m
Moyletts501 m

Nearby gyms

The Wing Chun School378 m
King's Hall Leisure Centre427 m
Flo Yoga813 m
énergie Fitness860 m

Nearby pharmacies

Bees Pharmacy720 m
Clockwork Pharmacy722 m
Silverfields Pharmacy850 m

Nearby health

E5 Acupuncture297 m
Community Health Services427 m
Homerton University Hospital503 m
City & Hackney Centre for Mental Health575 m
Food hygiene (5-star)63% of 136

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score51/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

64.4

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,424m
Crossrail 2 route1,773m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,720 nationally

1,308

Est. population

19,229/km²

68%

Employed

62%

Degree educated

£42,000

Median income

7.1%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

19%
32%
26%
17%
Under 1819%
18–3432%
35–4926%
50–6417%
65+8%

Tenure

20%
22%
37%
19%
Own outright20%
Own (mortgage)23%
Private rent37%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

39%
18%
15%
18%
White British39%
White Other18%
Asian15%
Black18%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household57%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent37%
Social rent19%

vs. London

Income vs London0.0%
Price vs London+145.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
8
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)
71
Largest scheme
76 homes · SITE OF THE MOTHERS HOSPITAL, SITE OF THE MOTHERS HOSPITAL, LOWER CLAPTON ROAD, E5
Pipeline pressure
NONE

Named schemes (500m)

SITE OF CROSSWAYS, SITE OF CROSSWAYS, ATHERDEN ROAD, LAURA PLACE (13), E523 homes
completed
110, 110, LOWER CLAPTON ROAD, E510 homes
completed
42, 42, Lower Clapton Road, E5 0PD9 homes
completed
131-133, 131-133, Lower Clapton Road, E5 0NP9 homes
completed
81 and 83, 81, LOWER CLAPTON ROAD, HACKNEY, E5 0NP9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.2%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Antoinette FernandezGreen
Bettina MaidmentGreen
Sally ZlotowitzGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,275,000)

£68,750

Standard buyer

£68,750

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 E5 0EX

Full postcodeE5 0EX
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.554500
Longitude-0.049294
Parliamentary constituencyHackney North and Stoke Newington
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