Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55992, -0.05553

E5 8BQ— Lea Bridge, Hackney

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

The practical family move

 

Schools 100%Safety 70/100Transport 58/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
100
Transport
58
Environment
68
Investment
47

The bottom line

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

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Location

E5 8BQ

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+41.0% vs London avg

Deep-dive guides for E5 8BQ

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E5 8BQ 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 · 8 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.6 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 669.6%

+2% vs borough

Crime by type

Other26%
Violence & sexual offences18%
Theft14%
Anti-social behaviour14%
Burglary8%
Robbery7%
Vehicle crime7%
Drug offences6%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.5km

Crime is +41% 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£8,105/m²
Price per ft²£753/ft²
Avg floor area38.2 m²

EPC breakdown

C
17%
D
6%

Based on 23 properties · Confidence: medium

Street mix

Flat 87%Other 13%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£95,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall,
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

2004–2024 · CAGR

+1.5%

Total change

+35%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.6%

per year

Acceleration

+59.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£240k£240k+0%2
Pre-crash peak2006–2007£225k£233k+3.3%2.5
GFC & correction2008–2009£155k£160k+3.2%4
Help-to-Buy recovery2014–2015£187k£180k-3.7%6
Brexit uncertainty2019–2019£418k£418k+0%2
Rate-rise correction2022–2022£265k£265k+0%3
Current market2024–2024£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.8% alpha

Flat/maisonette-4.8% α
Local
0.6%
District
5.4%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing9
Trend Position40

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

38

Walkability score

260

Footpaths (500m)

0

Santander docks (800m)

1.3 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

6

Car parks (800m)

8

EV chargers (800m)

Nearest car park460m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
460m

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: 4.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
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

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.2 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

96

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

4

Convenience

Nearest supermarketSo Real · 1.2 km
12 tennis courts1 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)

1.2km

Post office

Nearby shops

Clapton Express80 m
Suba93 m
Star Food Centre232 m
Local Express355 m

Nearby cafes

Tram Store51 m
The Dialogue437 m
E5 Cafe and Restaurant444 m
La Bottega Del Caffé457 m

Nearby restaurants

Vesuvio Pizzeria144 m
Tasty Chicken235 m
Mermaid Restaurant & Take Away410 m
Wngz421 m

Nearby pubs

Clapton Hart248 m
The Crooked Billet281 m
Blondies377 m
Moyletts468 m

Nearby gyms

The Wing Chun School480 m
King's Hall Leisure Centre986 m

Nearby pharmacies

Clockwork Pharmacy1.2 km

Nearby health

The Riverside Practice596 m
The Clapton Surgery604 m
E5 Acupuncture682 m
HomeMed Healthcare730 m
Food hygiene (5-star)48% of 107

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

47

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,777m
Crossrail 2 route1,306m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,466 nationally

1,933

Est. population

18,886/km²

58%

Employed

51%

Degree educated

£42,000

Median income

8.7%

Claimant rate

Urban coreVery high densityEstablished mixed

42

Community stability

Age profile

23%
26%
24%
16%
Under 1823%
18–3426%
35–4924%
50–6416%
65+11%

Tenure

25%
18%
25%
31%
Own outright25%
Own (mortgage)18%
Private rent25%
Social rent31%
Shared ownership2%
Rent free0%

Ethnicity

29%
19%
21%
17%
White British29%
White Other19%
Asian21%
Black17%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household56%
Unemployed9%
No qualifications18%

Housing tenure (Census 2021)

Social rent31%
Private rent25%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
5
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)
61
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)

35-41, 35-41, Lea Bridge Road, E5 9QB30 homes
completed
5-17, 5-17, SOUTHWOLD ROAD, E530 homes
completed
217A, 217A, LOWER CLAPTON ROAD, E524 homes
completed
28, Powell Road, E5 8DJ21 homes
completed
47, 47, Lea Bridge Road, E5 9QB20 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 8BQ

Full postcodeE5 8BQ
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.559918
Longitude-0.055526
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