Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55331, -0.04832

E5 0NL— Lea Bridge, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 40/100Yield 4.63%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
60
Safety
67
Schools
100
Transport
40
Environment
69
Investment
50

The bottom line

E5 0NL offers exceptional schools (100% Good/Outstanding) and low crime at £480,000 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 0NL

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 avg price-7.7% vs London avg
vs London income+0.0% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for E5 0NL

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E5 0NL 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 · 3 min walk

KS2: 107.8

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 4 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

10 primaries · 4 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 600m

Crime is +73% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£480,000

Median sale price

8% below London median

£480,000 is 8% below the London median (£520,000)

-34.1%

This year

Flat

Dominant type

Price history

5-year change
-17.9%
Sales (24 months)5
New build0.0%
Avg terraced£1,210,000
Avg flat£462,500
Price per m²£7,143/m²
Price per ft²£664/ft²
Avg floor area66.7 m²

EPC breakdown

C
33%
D
31%
E
8%
F
1%

Based on 73 properties · Confidence: high

Street mix

Terraced 35%Flat 63%Other 1%

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£11,500
First-time buyerFTB
£2,750
Additional propertyBTL/2nd
£25,900

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

11.4×

Price-to-income

£2,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£166,750
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 BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.9%

Total change

+486%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.1%

per year

Acceleration

-29.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 78 sales

Property Type Mix

Total: 78 sales

Terraced35.9%
Flat/maisonette64.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£110k+44.7%3.3
Post-dot-com plateau2001–2004£145k£164k+12.8%3.8
Pre-crash peak2005–2007£325k£380k+16.9%2.3
GFC & correction2008–2011£536k£375k-30.1%1.5
Help-to-Buy recovery2013–2016£450k£491k+9.1%2.2
Brexit uncertainty2018–2019£385k£915k+137.7%1.5
Pandemic surge2020–2021£474k£585k+23.3%3
Rate-rise correction2022–2023£966k£1.13m+16.5%1.5
Current market2024–2026£710k£445k-37.3%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Weakest performer

Flat/maisonette

-0.8% alpha

Terraced+1.3% α
Local
10.8%
District
9.5%
Flat/maisonette-0.8% α
Local
6.1%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
10 min walk
HomertonNational Rail
10 min walk
Hackney Central Rail StationMildmay
11 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
13 min walk
Clapton Rail StationWeaver · Greater Anglia
14 min walk
No bus stops within 400m

44

Walkability score

215

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 park323m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
Homerton Library Car Park· no
646m

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: 3.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.9 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

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 355 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

130

Parks (1km)

37

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 1.2 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)

658m

Post office

Nearby shops

Clapton Craft321 m
WHSmith387 m
eat17406 m
Fresh Wonder412 m

Nearby cafes

Venetia's Coffee Shop228 m
Stone Bros Cafe230 m
Fink's Chats259 m
Fika291 m

Nearby restaurants

SZS Chicken & Pizza222 m
Too Sweet224 m
Leo's226 m
People's Choice232 m

Nearby pubs

The Elderfield94 m
Høst263 m
Biddle Bros.318 m
The Crown602 m

Nearby gyms

King's Hall Leisure Centre373 m
The Wing Chun School497 m
Flo Yoga665 m
énergie Fitness711 m

Nearby pharmacies

Clockwork Pharmacy660 m
Bees Pharmacy696 m
Silverfields Pharmacy708 m

Nearby health

Community Health Services331 m
Homerton University Hospital355 m
E5 Acupuncture364 m
City & Hackney Centre for Mental Health428 m
Food hygiene (5-star)64% of 130

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

50

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,340m
Crossrail 2 route1,849m

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%
Price vs London-7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
9
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)
72
Largest scheme
76 homes · SITE OF THE MOTHERS HOSPITAL, SITE OF THE MOTHERS HOSPITAL, LOWER CLAPTON ROAD, E5
Pipeline pressure
NONE

Named schemes (500m)

81 and 83, 81, LOWER CLAPTON ROAD, HACKNEY, E5 0NP9 homes
completed
42, 42, Lower Clapton Road, E5 0PD9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£480,000)

£11,500

Standard buyer

£2,750

First-time buyer

Save £8,750

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 0NL

Full postcodeE5 0NL
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.553306
Longitude-0.048321
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