Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55337, -0.05241

E5 0RD— Lea Bridge, Hackney

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

Capital growth story in progress

 

Schools 100%Safety 65/100Transport 46/100Yield 3.50%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
65
Schools
100
Transport
46
Environment
76
Investment
50

The bottom line

E5 0RD offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £635,000 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E5 0RD

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+22.1% vs London avg
vs London income+0.0% vs London avg
vs London crime+92.0% vs London avg

Deep-dive guides for E5 0RD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How E5 0RD 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 · 2 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

124.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 317.9%

+39% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Theft10%
Vehicle crime7%
Drug offences6%
Burglary6%
Robbery2%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 788m

Crime is +92% 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.

£635,000

Median sale price

Above London median by 22%

£635,000 is 22% above the London median (£520,000)

-37.6%

This year

Flat

Dominant type

Price history

5-year change
+80.7%
Sales (24 months)5
New build0.0%
Avg terraced£1,155,000
Avg flat£515,000
Price per m²£7,282/m²
Price per ft²£677/ft²
Avg floor area87.7 m²

EPC breakdown

C
10%
D
17%
E
2%

Based on 29 properties · Confidence: medium

Street mix

Terraced 36%Flat 65%

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£19,250
First-time buyerFTB
£19,250
Additional propertyBTL/2nd
£38,300

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

15.1×

Price-to-income

£3,177/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£219,250
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

1997–2025 · CAGR

+8%

Total change

+766%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.5%

per year

Acceleration

-80.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 29 sales

Property Type Mix

Total: 29 sales

Terraced37.9%
Flat/maisonette62.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£105k£155k+48.3%1.3
Post-dot-com plateau2001–2004£125k£212k+69.2%2.5
Pre-crash peak2007–2007£220k£220k+0%1
GFC & correction2008–2011£465k£190k-59.1%1.3
Help-to-Buy recovery2014–2015£403k£480k+19.2%1
Brexit uncertainty2017–2018£516k£540k+4.7%1
Pandemic surge2020–2020£285k£285k+0%1
Current market2024–2025£635k£905k+42.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.9%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position10

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
9 min walk
Hackney CentralNational Rail
9 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
10 min walk
Clapton Rail StationGreater Anglia · Weaver
12 min walk
Homerton Rail StationMildmay
12 min walk
No bus stops within 400m

50

Walkability score

232

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)

22

EV chargers (800m)

Total spaces (800m)249
Nearest car park301m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
749m

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: 3.7 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 67%
More green space than 88% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.9 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

19 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 567 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

133

Parks (1km)

41

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

19

Sports (1km)

3

Convenience

Nearest supermarketGrains & Green · 1.1 km
12 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)

511m

Post office

Nearby shops

Clapton Craft166 m
Palm Deli291 m
Palm 2308 m
Organic & Natural394 m

Nearby cafes

The Full English43 m
Today Bread116 m
Clapton Table142 m
Bayte & Bean203 m

Nearby restaurants

Felice40 m
Bunster54 m
Mambow62 m
Three Bowls79 m

Nearby pubs

Biddle Bros.39 m
The Star by Hackney Downs372 m
Moyletts373 m
The Elderfield376 m

Nearby gyms

King's Hall Leisure Centre237 m
The Wing Chun School289 m
Paper Dress Yoga679 m
Flo Yoga816 m

Nearby pharmacies

Clockwork Pharmacy512 m

Nearby health

E5 Acupuncture95 m
Community Health Services307 m
Clockwork Private Health Centre510 m
Homerton University Hospital567 m
Food hygiene (5-star)60% of 148

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score26/100
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

59.9

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 route1,565m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,720 nationally

1,308

Est. population

19,229/km²

68%

Employed

62%

Degree educated

£42,000

Median income

7.1%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

19%
32%
26%
17%
Under 1819%
18–3432%
35–4926%
50–6417%
65+8%

Tenure

20%
22%
37%
19%
Own outright20%
Own (mortgage)23%
Private rent37%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

39%
18%
15%
18%
White British39%
White Other18%
Asian15%
Black18%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household57%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent37%
Social rent19%

vs. London

Income vs London0.0%
Price vs London+22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
57
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
77
Largest scheme
268 homes · Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA
Pipeline pressure
NONE

Named schemes (500m)

SITE OF THE MOTHERS HOSPITAL, SITE OF THE MOTHERS HOSPITAL, LOWER CLAPTON ROAD, E576 homes
completed
18-24, 18-24, LOWER CLAPTON ROAD, E545 homes
completed
144 - 146, 144 - 146, Lower Clapton Road, E5 0QJ37 homes
completed
SITE OF CROSSWAYS, SITE OF CROSSWAYS, ATHERDEN ROAD, LAURA PLACE (13), E523 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
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Antoinette FernandezGreen
Bettina MaidmentGreen
Sally ZlotowitzGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£635,000)

£19,250

Standard buyer

£19,250

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 0RD

Full postcodeE5 0RD
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.553374
Longitude-0.052415
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