Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55536, -0.04988

E5 0RF— Lea Bridge, Hackney

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

The practical family move

 

Schools 100%Safety 74/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
62
Safety
74
Schools
100
Transport
35
Environment
69
Investment
43

The bottom line

E5 0RF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

E5 0RF

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+0.0% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for E5 0RF

🛡️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🔒 Very Safe

“The practical family move”

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How E5 0RF 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 · 1 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 18 min walk

10 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

74.0 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 277.4%

-18% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary13%
Theft9%
Robbery7%
Drug offences3%
Vehicle crime3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 853m

Crime is +14% 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£12,367/m²
Price per ft²£1,149/ft²
Avg floor area108.5 m²

EPC breakdown

C
8%
D
15%
E
5%

Based on 28 properties · Confidence: medium

Street mix

Semi 2%Terraced 47%Flat 51%

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£271,250
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)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+8.9%

Total change

+1317%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.7%

per year

Acceleration

+43.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached2.4%
Terraced45.2%
Flat/maisonette52.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£115k+27.8%1.5
Post-dot-com plateau2001–2004£120k£185k+54.2%3.8
Pre-crash peak2006–2007£240k£480k+100%2
GFC & correction2010–2012£350k£280k-20%1.3
Help-to-Buy recovery2013–2016£615k£1.00m+62.6%2.3
Brexit uncertainty2017–2017£691k£691k+0%2
Pandemic surge2020–2020£858k£858k+0%2
Rate-rise correction2023–2023£875k£875k+0%1
Current market2026–2026£1.27m£1.27m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3% alpha

Weakest performer

Flat/maisonette

-1.2% alpha

Terraced+3% α
Local
13.6%
District
10.6%
Flat/maisonette-1.2% α
Local
8%
District
9.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
11 min walk
ClaptonNational Rail
11 min walk
Hackney Central Rail StationMildmay
13 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
Homerton Rail StationMildmay
13 min walk
No bus stops within 400m

39

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

1.2 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

9

Car parks (800m)

30

EV chargers (800m)

Total spaces (800m)4
Nearest car park506m
Santander docks (800m)0
Nearest cycle dock1.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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 AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 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

18 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 · 606 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

132

Parks (1km)

41

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 1.4 km
7 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)

784m

Post office

Nearby shops

Palm 2308 m
Palm Deli331 m
Organic & Natural415 m
Fairdeal Food Store419 m

Nearby cafes

Millfields Coffee292 m
The Full English314 m
Clapton Table330 m
Stone Bros Cafe368 m

Nearby restaurants

Hai Cafe296 m
Backyard Grill296 m
Bunster306 m
Felice319 m

Nearby pubs

The Elderfield293 m
Biddle Bros.320 m
Høst369 m
Blondies440 m

Nearby gyms

The Wing Chun School317 m
King's Hall Leisure Centre495 m
Flo Yoga917 m
Paper Dress Yoga942 m

Nearby pharmacies

Bees Pharmacy747 m
Clockwork Pharmacy785 m
Silverfields Pharmacy950 m

Nearby health

E5 Acupuncture297 m
Community Health Services513 m
Homerton University Hospital606 m
City & Hackney Centre for Mental Health677 m
Food hygiene (5-star)62% 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

E

High street health

Investment

Investment grade, yield and market outlook

43

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 score25/100
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

51.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,490m
Crossrail 2 route1,727m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,480 nationally

1,582

Est. population

22,366/km²

70%

Employed

61%

Degree educated

£42,000

Median income

8.5%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

24%
29%
24%
14%
Under 1824%
18–3428%
35–4924%
50–6414%
65+9%

Tenure

18%
25%
31%
25%
Own outright18%
Own (mortgage)25%
Private rent31%
Social rent25%
Shared ownership2%

Ethnicity

38%
14%
23%
White British38%
White Other14%
Asian12%
Black24%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine16%
No car household52%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent31%
Social rent25%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
6
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)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
85
Largest scheme
132 homes · 142, 142, Lea Bridge Road, E5 0RB
Pipeline pressure
NONE

Named schemes (500m)

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
Pond House, 162, Pond House, 162, Lower Clapton Road, E5 0QJ11 homes
completed
110, 110, LOWER CLAPTON ROAD, E510 homes
completed
Redundant WC Block, Redundant WC Block, Millfields Road,, E5 0RU9 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 0RF

Full postcodeE5 0RF
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.555364
Longitude-0.049877
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