Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55687, -0.05225

E5 0RT— Lea Bridge, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 52/100~3% yield · indicativeOnly 4 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
52
Environment
75
Investment
53

The bottom line

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

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Location

E5 0RT

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 0RT

🛡️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 0RT 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 · 2 min walk

KS2: 105.9

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 3 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 · 21 min walk

9 primaries · 3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.1km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,184/m²
Price per ft²£760/ft²
Avg floor area152.2 m²

EPC breakdown

B
8%
C
20%
D
26%
E
10%

Based on 64 properties · Confidence: high

Street mix

Semi 2%Terraced 75%Detached 2%Flat 21%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£380,500
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 DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.9%

Total change

+1184%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.8%

per year

Acceleration

+42.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Semi-detached1.8%
Terraced74.5%
Flat/maisonette21.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£153k+64.9%2
Post-dot-com plateau2001–2004£320k£280k-12.5%2.3
Pre-crash peak2005–2006£285k£375k+31.4%1.5
GFC & correction2008–2012£470k£540k+14.9%1
Help-to-Buy recovery2013–2015£783k£735k-6.2%5
Brexit uncertainty2017–2019£1.35m£955k-29.3%1
Pandemic surge2021–2021£1.15m£1.15m+0%3
Rate-rise correction2022–2023£1.22m£975k-20.2%3.5
Current market2025–2025£1.19m£1.19m+0%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+0.8% α
Local
8.1%
District
7.3%
Terraced-0.2% α
Local
9.1%
District
9.3%

CAGR over 22yr 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 Volume15
Seasonal Timing0
Trend Position75

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

40

Walkability score

190

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

21

EV chargers (800m)

Nearest car park573m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
The Nightingale Practice
656m

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 AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.5 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

15 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHomerton University Hospital · 836 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

28

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Blondies (258 m)

Nearest supermarketGrains & Green · 1.5 km
11 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

889m

Post office

Nearby shops

Palm 2175 m
Palm Deli219 m
Organic & Natural247 m
Fairdeal Food Store248 m

Nearby cafes

La Bottega Del Caffé276 m
Lodestar329 m
Clapton Table340 m
Millfields Coffee387 m

Nearby restaurants

Dream Dinner246 m
Mermaid Restaurant & Take Away246 m
Chestersway Chicken250 m
Wngz251 m

Nearby pubs

Blondies258 m
Clapton Hart297 m
Moyletts304 m
Biddle Bros.411 m

Nearby gyms

The Wing Chun School202 m
King's Hall Leisure Centre626 m
Paper Dress Yoga1.1 km

Nearby pharmacies

Clockwork Pharmacy889 m

Nearby health

E5 Acupuncture339 m
Community Health Services683 m
Homerton University Hospital836 m
The Riverside Practice878 m
Food hygiene (5-star)58% of 108

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

53

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 months3

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

25/100

Velocity score

Future outlook

64.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,564m
Crossrail 2 route1,553m

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)
38
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
6
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)
125
Largest scheme
185 homes · Millfields (Formerly Southwold Estate), Millfields (Formerly Southwold Estate), Southwold Road, Clapton, E5 9PF
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 0RT

Full postcodeE5 0RT
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.556869
Longitude-0.052251
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