Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55442, -0.04653

E5 0EY— Lea Bridge, Hackney

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

The practical family move

 

Schools 100%Safety 67/100Transport 39/100Low yield 3.47%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
63
Safety
67
Schools
100
Transport
39
Environment
68
Investment
61

The bottom line

E5 0EY offers exceptional schools (100% Good/Outstanding) and low crime — 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 0EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for E5 0EY

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

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Postcode Personality

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“The practical family move”

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How E5 0EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rushmore Primary School

Not yet inspected · 1 min walk

KS2: 107.8

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 5 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 · 16 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

112.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 325.6%

+25% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour13%
Drug offences11%
Burglary8%
Vehicle crime6%
Theft4%
Robbery2%

Stop & search

0.7

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 · 666m

Crime is +73% above London average

Property

Prices, sales volume and market trends

Avg floor area103.5 m²

EPC breakdown

B
1%
C
5%
D
13%
E
4%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£258,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2019 · CAGR

+9.5%

Total change

+637%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

-110.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 9 sales

Property Type Mix

Total: 9 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£103k£103k+0%2
Post-dot-com plateau2002–2002£167k£167k+0%2
Pre-crash peak2005–2005£363k£363k+0%1
GFC & correction2008–2011£445k£445k+0%1
Help-to-Buy recovery2015–2015£875k£875k+0%1
Brexit uncertainty2019–2019£755k£755k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-9.7% alpha

Terraced-9.7% α
Local
10.3%
District
20%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Homerton

Nearby stations

Homerton Rail StationMildmay
11 min walk
HomertonNational Rail
11 min walk
Hackney Central Rail StationMildmay
13 min walk
Clapton Rail StationGreater Anglia · Weaver
14 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

41

Walkability score

148

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

7

Car parks (800m)

33

EV chargers (800m)

Total spaces (800m)4
Nearest car park449m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
Homerton Library Car Park· no
677m

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: 4.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

21 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 426 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

31

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

0

Convenience

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

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

526m

Post office

Nearby shops

eat17409 m
Fresh Wonder412 m
WHSmith472 m
Costcutter486 m

Nearby cafes

Stone Bros Cafe113 m
Venetia's Coffee Shop161 m
Fink's Chats165 m
Fika242 m

Nearby restaurants

SZS Chicken & Pizza124 m
Chickin Lickin'134 m
Too Sweet142 m
Leo's151 m

Nearby pubs

The Elderfield113 m
Høst117 m
Biddle Bros.463 m
AJ's Lounge570 m

Nearby gyms

King's Hall Leisure Centre548 m
The Wing Chun School564 m
Flo Yoga753 m
énergie Fitness788 m

Nearby pharmacies

Bees Pharmacy536 m
Silverfields Pharmacy728 m
Clockwork Pharmacy836 m

Nearby health

Homerton University Hospital426 m
City & Hackney Centre for Mental Health478 m
E5 Acupuncture485 m
Community Health Services503 m
Food hygiene (5-star)64% of 116

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

61

Investment score

Good

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

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score22/100
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

43.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,509m
Crossrail 2 route1,965m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,521 nationally

1,476

Est. population

26,950/km²

73%

Employed

60%

Degree educated

£42,000

Median income

9.9%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

19%
35%
24%
16%
Under 1819%
18–3435%
35–4924%
50–6416%
65+6%

Tenure

22%
41%
26%
Own outright11%
Own (mortgage)22%
Private rent41%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

37%
22%
18%
White British37%
White Other22%
Asian11%
Black18%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine17%
No car household63%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent41%
Social rent26%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
7
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)
67
Largest scheme
132 homes · 142, 142, Lea Bridge Road, E5 0RB
Pipeline pressure
NONE

Named schemes (500m)

Plumpton Lodge, 59, Plumpton Lodge, 59, Caldecott Way, E5 0DB17 homes
completed
Samson House, 72, Samson House, 72, Brooksbys Walk, E9 6DA14 homes
completed
58, 58, Chatsworth Road, E5 0LS8 homes
completed
94, 94, Chatsworth Road, E5 OLS7 homes
completed
Land adjacent, 140, Land adjacent, 140, chatsworth road, E57 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

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Key facts for E5 0EY

Full postcodeE5 0EY
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.554418
Longitude-0.046528
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
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