Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55772, -0.05413

E5 0QQ— Lea Bridge, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 54/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
73
Schools
100
Transport
54
Environment
75
Investment
49

The bottom line

E5 0QQ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E5 0QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for E5 0QQ

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E5 0QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Millfields Community School

Not yet inspected · 4 min walk

KS2: 105.9

★★★

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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 23 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.9 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 305.6%

-14% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Theft15%
Anti-social behaviour10%
Vehicle crime8%
Burglary6%
Drug offences5%
Robbery5%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +18% 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£5,458/m²
Price per ft²£507/ft²
Avg floor area105.8 m²

EPC breakdown

C
26%
D
14%
E
4%

Based on 44 properties · Confidence: high

Street mix

Terraced 46%Flat 53%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

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£264,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.2%

Total change

+354%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.5%

per year

Acceleration

-113.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 77 sales

Property Type Mix

Total: 77 sales

Terraced46.8%
Flat/maisonette53.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£100k£355k+255%2.2
Post-dot-com plateau2001–2003£195k£310k+59%3.7
Pre-crash peak2005–2007£295k£408k+38.1%2.3
GFC & correction2008–2012£660k£247k-62.6%3.4
Help-to-Buy recovery2013–2016£268k£470k+75.4%2.8
Brexit uncertainty2017–2019£1.51m£890k-40.9%2.3
Pandemic surge2020–2021£968k£1.85m+91.7%1.5
Rate-rise correction2022–2023£1.44m£564k-60.8%2.5
Current market2024–2025£917k£454k-50.5%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Weakest performer

Terraced

-2% alpha

Flat/maisonette-0.6% α
Local
6.7%
District
7.3%
Terraced-2% α
Local
8.7%
District
10.7%

CAGR over 30yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
6 min walk
ClaptonNational Rail
6 min walk
Rectory Road Rail StationWeaver · Greater Anglia
12 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
14 min walk
Hackney Central Rail StationMildmay
15 min walk
No bus stops within 400m

41

Walkability score

212

Footpaths (500m)

0

Santander docks (800m)

1.2 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)

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Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

18

EV chargers (800m)

Nearest car park513m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
The Nightingale Practice
513m

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: 4.1 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.4 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

13 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 989 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

30

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketGrains & Green · 1.6 km
12 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

965m

Post office

Nearby shops

Fairdeal Food Store190 m
Organic & Natural194 m
Palm 2203 m
Palm Deli240 m

Nearby cafes

La Bottega Del Caffé243 m
Tram Store249 m
Lodestar310 m
Clapton Table407 m

Nearby restaurants

Vesuvio Pizzeria119 m
Tasty Chicken147 m
Mermaid Restaurant & Take Away196 m
Wngz206 m

Nearby pubs

Clapton Hart150 m
Blondies181 m
Moyletts265 m
Biddle Bros.510 m

Nearby gyms

The Wing Chun School230 m
King's Hall Leisure Centre728 m
Paper Dress Yoga1.1 km

Nearby pharmacies

Clockwork Pharmacy965 m

Nearby health

E5 Acupuncture425 m
The Riverside Practice799 m
Community Health Services803 m
The Clapton Surgery805 m
Food hygiene (5-star)55% of 113

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

E

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,593m
Crossrail 2 route1,417m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,261 nationally

1,898

Est. population

21,566/km²

65%

Employed

54%

Degree educated

£42,000

Median income

5.8%

Claimant rate

Urban coreVery high densityEstablished mixed

40

Community stability

Age profile

19%
29%
24%
16%
13%
Under 1819%
18–3429%
35–4924%
50–6416%
65+13%

Tenure

21%
26%
34%
17%
Own outright21%
Own (mortgage)26%
Private rent34%
Social rent17%
Shared ownership2%
Rent free0%

Ethnicity

39%
17%
22%
13%
White British39%
White Other17%
Asian22%
Black13%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household50%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent34%
Social rent17%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
124
Largest scheme
204 homes · Leeside Wharf, Altius (Lathams Yard & Leeside and Middlesex Wharves), MOUNT PLEASANT HILL, HACKNEY, E5 9NG
Pipeline pressure
NONE

Named schemes (500m)

SITE OF THE MOTHERS HOSPITAL, SITE OF THE MOTHERS HOSPITAL, LOWER CLAPTON ROAD, E576 homes
completed
144 - 146, 144 - 146, Lower Clapton Road, E5 0QJ37 homes
completed
35-41, 35-41, Lea Bridge Road, E5 9QB30 homes
completed
217A, 217A, LOWER CLAPTON ROAD, E524 homes
completed
SITE OF CROSSWAYS, SITE OF CROSSWAYS, ATHERDEN ROAD, LAURA PLACE (13), E523 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 0QQ

Full postcodeE5 0QQ
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.557719
Longitude-0.054134
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