Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.56482, -0.05028

E5 9GG— Lea Bridge, Hackney

Location and area intelligence for E5 9GG, Lea Bridge, Hackney

The family fortress

 

Schools 100%Safety 76/100Transport 37/100Low yield 3.47%

Best for: Families

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

Liveability
53
Safety
76
Schools
100
Transport
37
Environment
96
Investment
48

The bottom line

E5 9GG offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E5 9GG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-9.0% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for E5 9GG

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E5 9GG 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 · 3 min walk

KS2: 109.5

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 14 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.9 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+9% vs borough

Crime by type

Other27%
Anti-social behaviour21%
Violence & sexual offences16%
Drug offences11%
Burglary8%
Theft7%
Vehicle crime6%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.9km

Crime is +51% above London average

Property

Prices, sales volume and market trends

Avg floor area59.3 m²

EPC breakdown

B
5%
C
5%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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
Rebuild cost estimate£148,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2023 · CAGR

+3.4%

Total change

+39%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-61.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2014£220k£171k-22.2%2.5
Brexit uncertainty2017–2019£165k£225k+36.4%1.5
Pandemic surge2021–2021£340k£340k+0%3
Rate-rise correction2023–2023£306k£306k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.2% alpha

Flat/maisonette-3.2% α
Local
3.4%
District
6.6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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
7 min walk
ClaptonNational Rail
7 min walk
Rectory Road Rail StationWeaver · Greater Anglia
18 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
20 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
24 min walk
No bus stops within 400m

25

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria57 min ↑
Waterloo55 min ↑
Canary Wharf52 min ↑
City ★42 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)

3

EV chargers (800m)

Nearest car park137m
Santander docks (800m)0
Nearest cycle dock1.7 km

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: 4.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.6 km

Energy

Solar: 851 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 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

13 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Anchor & Hope (412 m)

No restaurants within 800m — nearest: Sodo Pizza (575 m)

Nearest supermarketSo Real · 1.2 km
4 tennis courts

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)

1.3km

Post office

Nearby shops

Co-op Food150 m
Local Express302 m
B & S Food and Wine442 m
Star Food Centre584 m

Nearby cafes

E5 Cafe and Restaurant281 m
Hatch Cafe418 m
The Dialogue578 m
Tram Store705 m

Nearby restaurants

Sodo Pizza575 m
79 Clapton614 m
Wu622 m
Vesuvio Pizzeria745 m

Nearby pubs

The Anchor & Hope412 m
Princess of Wales454 m
The Crooked Billet565 m
Queer Brewing Project805 m

Nearby gyms

The Wing Chun School1.1 km

Nearby health

The Clapton Surgery99 m
The Riverside Practice108 m
HomeMed Healthcare156 m
Food hygiene (5-star)42% of 26

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

48

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

22.5

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,423m
Crossrail 2 route1,637m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,344 nationally

1,451

Est. population

20,066/km²

62%

Employed

48%

Degree educated

£38,200

Median income

10.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

32

Community stability

Age profile

33%
25%
23%
14%
Under 1833%
18–3425%
35–4923%
50–6414%
65+4%

Tenure

19%
32%
33%
Own outright6%
Own (mortgage)19%
Private rent32%
Social rent33%
Shared ownership10%
Rent free1%

Ethnicity

32%
20%
21%
White British32%
White Other20%
Asian11%
Black21%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine14%
No car household54%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent33%
Private rent32%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
66%
Historic landfill (400m)
1
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)
63
Largest scheme
276 homes · Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Mount Pleasant Hill, Southwold Road, E5
Pipeline pressure
NONE

Named schemes (500m)

Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Mount Pleasant Hill, Southwold Road, E5276 homes
completed
Leeside Wharf, Altius (Lathams Yard & Leeside and Middlesex Wharves), MOUNT PLEASANT HILL, HACKNEY, E5 9NG204 homes
completed
Millfields (Formerly Southwold Estate), Millfields (Formerly Southwold Estate), Southwold Road, Clapton, E5 9PF185 homes
completed
Leeside Wharf, Altius (Lathams yard & Leeside and Middlesex Wharves), MOUNT PLEASANT HILL, HACKNEY, E5 9NG128 homes
completed
Essex Wharf, Essex Wharf, Lea Bridge Road, Leyton, E5 9RL124 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 9GG

Full postcodeE5 9GG
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.564822
Longitude-0.050281
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