The bottom line
E5 9BL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.
The catches: 47 min to city — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how E5 9BL scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E5 9BL
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Postcode Personality
“The family fortress”
How E5 9BL has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
95
Education score
Primary
Springfield Community Primary School
Outstanding · Inspected Oct 2023 · 7 min walk
KS2: 102.0
Secondary
Yesodey Hatorah Senior Girls School
Good · Inspected May 2024 · 8 min walk
100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km
Childcare
Childcare
Pembury House Nursery School
Not inspected · 36 min walk
6 primaries · 3 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
38.6 incidents per 1,000 residents
-57% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Stoke Newington Fire Station · 1.7km
Crime is 41% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 11 properties · Confidence: medium
LHA rates — Inner East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1999–2005 · CAGR
+17%
Total change
+157%
Market Activity
Price Velocity & Acceleration
Current Velocity
+63.6%
per year
Acceleration
+6.50
change in velocity
Market State
Strong growth
Price Distribution
P25: £175k–£200k · P75: £450k–£500k · 3 sales
Property Type Mix
Total: 3 sales
By decade
1990s
2000s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1999–2000 | £175k | £275k | +57.1% | 1 |
| Pre-crash peak | 2005–2005 | £450k | £450k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
26
Walkability score
57
Footpaths (500m)
0
Santander docks (800m)
2.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
3
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 0.7 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
FOUNTAYNE ROAD MEDICAL PRACTICE
1A FOUNTAYNE ROAD, N16 7EA
13 min walk
77%
Recommend GP
77%
Overall GP experience
2
GPs within 1km
0
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
73
Parks (1km)
0
Restaurants (800m)
2
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
8
Sports (1km)
0
Convenience
No restaurants within 800m — nearest: Wu (1.1 km)
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
901m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
49
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
17.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 1/10
Most deprived areas
Index of Multiple Deprivation
Rank: 2,222 nationally
1,632
Est. population
15,403/km²
59%
Employed
32%
Degree educated
£34,100
Median income
5.7%
Claimant rate
30
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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