Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55250, -0.04406

E5 0LP— Lea Bridge, Hackney

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

The practical family move

 

Schools 100%Safety 55/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
62
Safety
55
Schools
90
Transport
43
Environment
69
Investment
49

The bottom line

E5 0LP 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 0LP

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-0.2% vs London avg
vs London crime+184.0% vs London avg

Deep-dive guides for E5 0LP

🛡️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 0LP 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 · 7 min walk

P8: +0.61A8: 53.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

184.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 387.3%

+106% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime11%
Drug offences5%
Burglary4%
Theft4%
Robbery3%

Stop & search

2.7

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 428m

Crime is +184% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,023/m²
Price per ft²£838/ft²
Avg floor area38.6 m²

EPC breakdown

B
1%
C
44%
D
37%
E
16%
F
1%
G
1%

Based on 100 properties · Confidence: high

Street mix

Semi 4%Terraced 41%Flat 43%Other 13%

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£96,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1995–2025 · CAGR

+5.6%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.8%

per year

Acceleration

-79.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached2.6%
Terraced46.2%
Flat/maisonette51.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£95k+35.7%2.4
Post-dot-com plateau2001–2004£165k£105k-36.4%3
Pre-crash peak2006–2007£120k£194k+61.3%1
GFC & correction2011–2011£280k£280k+0%1
Help-to-Buy recovery2015–2016£269k£320k+19.1%2.5
Brexit uncertainty2017–2017£362k£362k+0%1
Pandemic surge2020–2020£675k£675k+0%1
Rate-rise correction2022–2023£350k£520k+48.6%2
Current market2025–2025£360k£360k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

-1.8% alpha

Flat/maisonette+1% α
Local
8.6%
District
7.6%
Terraced-1.8% α
Local
18.2%
District
20%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
13 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
15 min walk
Clapton Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

47

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

0.8 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

8

Car parks (800m)

30

EV chargers (800m)

Total spaces (800m)4
Nearest car park292m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Homerton Library Car Park· no
411m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.0 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

27 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 229 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

148

Parks (1km)

24

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketRiverside Supermarket · 872 m
8 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)

497m

Post office

Nearby shops

eat17141 m
Fresh Wonder144 m
WHSmith283 m
Costcutter460 m

Nearby cafes

Doree & Co10 m
Fika34 m
The Barrel Boulangerie94 m
Venetia's Coffee Shop114 m

Nearby restaurants

Pivaz14 m
Emir African Cuisine and Lounge36 m
Best Mangal47 m
Venerdi71 m

Nearby pubs

Høst205 m
The Elderfield229 m
The Adam & Eve474 m
The Spread Eagle492 m

Nearby gyms

Flo Yoga535 m
énergie Fitness555 m
King's Hall Leisure Centre607 m
Hackney Marshes Pavilion793 m

Nearby pharmacies

Silverfields Pharmacy458 m
Bees Pharmacy503 m

Nearby health

Homerton University Hospital229 m
City & Hackney Centre for Mental Health243 m
The Lea Surgery463 m
Homerton Dental Care506 m
Food hygiene (5-star)60% of 104

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

49

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

62.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,404m
Crossrail 2 route2,149m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,541 nationally

1,872

Est. population

15,707/km²

70%

Employed

62%

Degree educated

£41,900

Median income

7.1%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

19%
33%
26%
15%
Under 1819%
18–3433%
35–4926%
50–6415%
65+7%

Tenure

16%
22%
41%
19%
Own outright16%
Own (mortgage)22%
Private rent41%
Social rent19%
Shared ownership2%

Ethnicity

43%
18%
16%
White British43%
White Other18%
Asian10%
Black16%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household60%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent41%
Social rent19%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
5
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)
11
Largest scheme
97 homes · Land at, Land at, Digby Road, Berger Road, E9 5SB
Pipeline pressure
NONE

Named schemes (500m)

FORMER CLAPTON PARK SCHOOL, FORMER CLAPTON PARK SCHOOL, CHELMER ROAD, E9 6AY41 homes
completed
Samson House, 72, Samson House, 72, Brooksbys Walk, E9 6DA14 homes
completed
116, 116, CLIFDEN ROAD, E513 homes
completed
FACTORY SITE AT REAR OF, 21-61, FACTORY SITE AT REAR OF, 21-61, COOPERSALE ROAD, E912 homes
completed
Former St Pauls Church Hall, Former St Pauls Church Hall, Chelmer Road, E9 6AY10 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 0LP

Full postcodeE5 0LP
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.552497
Longitude-0.044057
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