Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55188, -0.05019

E5 0PL— Lea Bridge, Hackney

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

The hidden gem

 

Schools 100%Safety 59/100Transport 47/100Low yield 3.28%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
59
Schools
100
Transport
47
Environment
69
Investment
48

The bottom line

E5 0PL offers exceptional schools (100% Good/Outstanding) at £676,250 median — strong value for Most buyers who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E5 0PL

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+30.0% vs London avg
vs London income+9.3% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for E5 0PL

🛡️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 hidden gem”

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How E5 0PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Olive School, Hackney

Not yet inspected · Inspected May 2025 · 3 min walk

KS2: 106.5

★★★

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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 14 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 563m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£676,250

Median sale price

Above London median by 30%

£676,250 is 30% above the London median (£520,000)

-64.9%

This year

Flat

Dominant type

Price history

5-year change
+59.1%
Sales (24 months)6
New build0.0%
Avg terraced£1,183,500
Avg flat£502,500
Price per m²£10,943/m²
Price per ft²£1,017/ft²
Avg floor area62.6 m²

EPC breakdown

B
2%
C
77%
D
39%
E
3%

Based on 121 properties · Confidence: high

Street mix

Terraced 16%Flat 82%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

Stamp duty

Standard buyer£21,312
First-time buyerFTB
£21,312
Additional propertyBTL/2nd
£41,600

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

14.7×

Price-to-income

£3,383/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£156,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+8.7%

Total change

+848%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.6%

per year

Acceleration

-27.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 42 sales

Property Type Mix

Total: 42 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£53k£85k+60.4%3
Post-dot-com plateau2002–2004£58k£190k+227.6%3
Pre-crash peak2007–2007£195k£195k+0%1
GFC & correction2009–2010£240k£318k+32.6%1
Help-to-Buy recovery2015–2016£395k£419k+5.9%6
Brexit uncertainty2017–2019£495k£658k+32.8%1
Pandemic surge2021–2021£425k£425k+0%1
Rate-rise correction2022–2022£710k£710k+0%1
Current market2024–2025£704k£503k-28.6%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
6.6%
District
6.9%

CAGR over 25yr 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 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
Hackney Central

Nearby stations

Hackney Central Rail StationMildmay
8 min walk
Hackney CentralNational Rail
8 min walk
Homerton Rail StationMildmay
10 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
10 min walk
Clapton Rail StationWeaver · Greater Anglia
15 min walk
No bus stops within 400m

52

Walkability score

265

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria50 min ↑
Waterloo52 min ↑
Canary Wharf46 min ↑
City ★39 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)

29

EV chargers (800m)

Total spaces (800m)249
Nearest car park122m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
632m
🅿️
Homerton Library Car Park· no
649m

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: 3.7 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: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

22 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 352 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

58

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

17

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 987 m
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)

454m

Post office

Nearby shops

Clapton Craft150 m
WHSmith356 m
eat17472 m
Fresh Wonder479 m

Nearby cafes

Bayte & Bean101 m
Today Bread194 m
The Full English255 m
Change Please336 m

Nearby restaurants

Olive & Lime102 m
Caloroso130 m
Golden States132 m
Lucky & Joy147 m

Nearby pubs

Biddle Bros.239 m
The Elderfield282 m
The Crown400 m
The Half Crown408 m

Nearby gyms

King's Hall Leisure Centre180 m
The Wing Chun School513 m
Paper Dress Yoga581 m
Flo Yoga590 m

Nearby pharmacies

Clockwork Pharmacy457 m
Silverfields Pharmacy717 m

Nearby health

Community Health Services130 m
E5 Acupuncture322 m
Homerton University Hospital352 m
City & Hackney Centre for Mental Health436 m
Food hygiene (5-star)61% of 185

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.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score48/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

69.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,139m
Crossrail 2 route1,729m

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%
Price vs London+30.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
59
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
45
Largest scheme
173 homes · 29-53, 29-53, Chatham Place, E9 6LP
Pipeline pressure
NONE

Named schemes (500m)

18-24, 18-24, LOWER CLAPTON ROAD, E545 homes
completed
3-8, 3-8, Furrow Lane, E9 6JS41 homes
completed
SITE OF CROSSWAYS, SITE OF CROSSWAYS, ATHERDEN ROAD, LAURA PLACE (13), E523 homes
completed
17-19, 17-19, HOMERTON HIGH STREET, E923 homes
completed
137-141, 137-141, LOWER CLAPTON ROAD, E5 5EQ21 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£676,250)

£21,312

Standard buyer

£21,312

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 0PL

Full postcodeE5 0PL
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.551880
Longitude-0.050185
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