Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55178, -0.04771

E5 0LL— Lea Bridge, Hackney

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

The practical family move

 

Schools 100%Safety 59/100Transport 42/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
59
Schools
90
Transport
42
Environment
70
Investment
52

The bottom line

E5 0LL offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers 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 Families.

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Location

E5 0LL

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+9.3% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for E5 0LL

🛡️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 E5 0LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rushmore Primary School

Not yet inspected · 5 min walk

KS2: 107.8

★★

Secondary

The City Academy, Hackney

Good · Inspected Mar 2023 · 4 min walk

P8: +0.61A8: 53.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 13 min walk

10 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 288.2%

+79% vs borough

Crime by type

Other33%
Violence & sexual offences17%
Anti-social behaviour14%
Burglary9%
Theft8%
Vehicle crime8%
Drug offences7%
Robbery4%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 435m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E5 district median

£640,000

Based on 287 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,212/m²
Price per ft²£670/ft²
Avg floor area86.1 m²

EPC breakdown

C
23%
D
18%
E
2%

Based on 43 properties · Confidence: high

Street mix

Terraced 66%Flat 32%Other 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£215,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

+5.6%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.9%

per year

Acceleration

-36.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 38 sales

Property Type Mix

Total: 38 sales

Terraced65.8%
Flat/maisonette34.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£88k£113k+27.8%2.5
Post-dot-com plateau2002–2004£220k£259k+17.5%2
Pre-crash peak2005–2006£280k£295k+5.4%1
GFC & correction2008–2011£365k£447k+22.5%1.5
Help-to-Buy recovery2013–2016£686k£650k-5.2%2.3
Brexit uncertainty2018–2019£988k£750k-24.1%1
Pandemic surge2020–2020£360k£360k+0%3
Rate-rise correction2022–2023£1.02m£950k-6.9%1
Current market2024–2026£808k£483k-40.2%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Weakest performer

Flat/maisonette

-4% alpha

Terraced-0.6% α
Local
8.9%
District
9.5%
Flat/maisonette-4% α
Local
5.3%
District
9.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing1
Trend Position100

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
8 min walk
HomertonNational Rail
8 min walk
Hackney Central Rail StationMildmay
10 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
12 min walk
Clapton Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

48

Walkability score

249

Footpaths (500m)

0

Santander docks (800m)

1.0 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)

35

EV chargers (800m)

Total spaces (800m)253
Nearest car park238m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Homerton Library Car Park· no
499m
🅿️
Tesco Customer Car Park249 spaces· no
711m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 3.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

23 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 198 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

43

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 1.0 km
8 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)

584m

Post office

Nearby shops

WHSmith219 m
eat17301 m
Fresh Wonder307 m
Clapton Craft322 m

Nearby cafes

Change Please211 m
Costa220 m
Venetia's Coffee Shop253 m
The Barrel Boulangerie257 m

Nearby restaurants

Chatters Restaurant224 m
Best Mangal238 m
People's Choice239 m
Venerdi245 m

Nearby pubs

The Elderfield192 m
Høst341 m
Biddle Bros.394 m
Chesham Arms493 m

Nearby gyms

King's Hall Leisure Centre342 m
Flo Yoga491 m
énergie Fitness540 m
The Wing Chun School635 m

Nearby pharmacies

Silverfields Pharmacy565 m
Clockwork Pharmacy587 m
Bees Pharmacy746 m

Nearby health

Homerton University Hospital198 m
Community Health Services245 m
City & Hackney Centre for Mental Health280 m
E5 Acupuncture466 m
Food hygiene (5-star)62% of 154

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

52

Investment score

Moderate

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

57.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,212m
Crossrail 2 route1,901m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,543 nationally

1,835

Est. population

19,795/km²

70%

Employed

61%

Degree educated

£45,900

Median income

8.3%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

16%
36%
24%
16%
Under 1817%
18–3437%
35–4924%
50–6416%
65+8%

Tenure

15%
47%
29%
Own outright9%
Own (mortgage)15%
Private rent47%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

34%
20%
23%
White British34%
White Other20%
Asian9%
Black23%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine17%
No car household69%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent47%
Social rent29%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
10
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)
23
Largest scheme
173 homes · 29-53, 29-53, Chatham Place, E9 6LP
Pipeline pressure
NONE

Named schemes (500m)

Bridge House and Marian Court, Bridge House and Marian Court, Homerton High Street, E9 675 homes
completed
18-24, 18-24, LOWER CLAPTON ROAD, E545 homes
completed
3-8, 3-8, Furrow Lane, E9 6JS41 homes
completed
Land south of Bridge House, Land south of Bridge House, Shepherds Lane, London, E9 6JL40 homes
completed
17-19, 17-19, HOMERTON HIGH STREET, E923 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
14,737
Constituency
Hackney South and Shoreditch

Councillors

Antoinette FernandezGreen
Bettina MaidmentGreen
Sally ZlotowitzGreen

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Key facts for E5 0LL

Full postcodeE5 0LL
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.551776
Longitude-0.047709
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