Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.56036, -0.05621

E5 8BD— Lea Bridge, Hackney

Location and area intelligence for E5 8BD, Lea Bridge, Hackney

The practical family move

 

Schools 100%Safety 80/100Transport 54/100Low yield 3.47%

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
80
Schools
100
Transport
54
Environment
68
Investment
59

The bottom line

E5 8BD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E5 8BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-9.0% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E5 8BD

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E5 8BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Southwold Primary School

Outstanding · Inspected Oct 2019 · 5 min walk

KS2: 109.5

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 9 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 27 min walk

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

72.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-19% vs borough

Crime by type

Other29%
Violence & sexual offences20%
Anti-social behaviour16%
Burglary9%
Vehicle crime8%
Theft7%
Robbery6%
Drug offences5%

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 · 1.6km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Street mix

Flat 67%Other 33%

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

Energy & construction

Solar yield851 kWh/kWp/yr

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2016 · CAGR

+-2.8%

Total change

-25%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-7.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£133k£133k+0%2
GFC & correction2010–2010£120k£120k+0%1
Help-to-Buy recovery2016–2016£100k£100k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

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
2 min walk
ClaptonNational Rail
2 min walk
Rectory Road Rail StationWeaver · Greater Anglia
11 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
16 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

37

Walkability score

253

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria56 min ↑
Waterloo52 min ↑
Canary Wharf51 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

4

Car parks (800m)

7

EV chargers (800m)

Nearest car park443m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
443m

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: 4.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 64%
Less green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.2 km

Energy

Solar: 851 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 yield850.9 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

10 min walk

77%

Recommend GP

77%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

17

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketSo Real · 1.1 km
10 tennis courts

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)

1.2km

Post office

Nearby shops

Clapton Express16 m
Suba25 m
Star Food Centre167 m
Local Express343 m

Nearby cafes

Tram Store84 m
The Dialogue372 m
E5 Cafe and Restaurant412 m
La Bottega Del Caffé507 m

Nearby restaurants

Vesuvio Pizzeria209 m
Tasty Chicken279 m
79 Clapton357 m
Sodo Pizza361 m

Nearby pubs

The Crooked Billet217 m
Clapton Hart291 m
Blondies426 m
Moyletts515 m

Nearby gyms

The Wing Chun School538 m
King's Hall Leisure Centre1.0 km

Nearby health

The Riverside Practice575 m
The Clapton Surgery584 m
HomeMed Healthcare705 m
E5 Acupuncture741 m
Food hygiene (5-star)47% of 103

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

59

Investment score

Good

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

36.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,803m
Crossrail 2 route1,256m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,837 nationally

2,329

Est. population

26,582/km²

57%

Employed

42%

Degree educated

£38,200

Median income

10.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

32%
26%
20%
14%
Under 1832%
18–3427%
35–4920%
50–6414%
65+7%

Tenure

36%
45%
Own outright7%
Own (mortgage)12%
Private rent36%
Social rent45%
Shared ownership0%
Rent free0%

Ethnicity

28%
13%
23%
23%
White British28%
White Other13%
Asian23%
Black23%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household62%
Unemployed10%
No qualifications22%

Housing tenure (Census 2021)

Social rent45%
Private rent36%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
58
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)

83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 homes
completed
35-41, 35-41, Lea Bridge Road, E5 9QB30 homes
completed
5-17, 5-17, SOUTHWOLD ROAD, E530 homes
completed
Upper Clapton United Reformed Church, 85a, UPPER CLAPTON ROAD, HACKNEY, E5 9BU27 homes
completed
Upper Clapton United Reformed Church, Upper Clapton United Reformed Church, Clapton Road, E5 9BU27 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 8BD

Full postcodeE5 8BD
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.560361
Longitude-0.056214
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