Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.56294, -0.04906

E5 9PB— Lea Bridge, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 42/100Yield 4.93%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
74
Schools
100
Transport
42
Environment
96
Investment
54

The bottom line

E5 9PB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £450,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E5 9PB

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 avg price-13.5% vs London avg
vs London income-9.0% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for E5 9PB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E5 9PB 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 · 4 min walk

KS2: 109.5

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 12 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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other21%
Theft17%
Violence & sexual offences16%
Anti-social behaviour14%
Drug offences12%
Robbery10%
Burglary6%
Vehicle crime4%

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 · 1.6km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

+17.2%

This year

Flat

Dominant type

Price history

5-year change
+12.5%
Sales (24 months)5
New build0.0%
Avg flat£450,000
Price per m²£7,550/m²
Price per ft²£701/ft²
Avg floor area59.8 m²

EPC breakdown

B
34%
C
35%

Based on 69 properties · Confidence: high

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

Stamp duty

Standard buyer£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.8×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£149,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2024 · CAGR

+3.9%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.9%

per year

Acceleration

-0.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 125 sales

Property Type Mix

Total: 125 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£225k£248k+10.2%30
GFC & correction2010–2012£240k£218k-9.4%3.3
Help-to-Buy recovery2013–2016£265k£410k+54.7%4.8
Brexit uncertainty2017–2019£440k£424k-3.6%5.3
Pandemic surge2021–2021£400k£400k+0%7
Rate-rise correction2022–2022£425k£425k+0%6
Current market2024–2024£450k£450k+0%7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
3.9%
District
5.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
21 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
22 min walk
No bus stops within 400m

27

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

1.6 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

5

Car parks (800m)

5

EV chargers (800m)

Nearest car park151m
Santander docks (800m)0
Nearest cycle dock1.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 4.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.8 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

14 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

1

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketSo Real · 1.3 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Co-op Food238 m
Local Express269 m
Star Food Centre574 m
Suba584 m

Nearby cafes

E5 Cafe and Restaurant354 m
Tram Store611 m
Hatch Cafe643 m
The Dialogue644 m

Nearby restaurants

Vesuvio Pizzeria612 m
Sodo Pizza637 m
79 Clapton670 m
Wu700 m

Nearby pubs

Princess of Wales258 m
The Crooked Billet574 m
The Anchor & Hope637 m
Clapton Hart765 m

Nearby gyms

The Wing Chun School892 m

Nearby health

The Clapton Surgery276 m
The Riverside Practice279 m
HomeMed Healthcare380 m
E5 Acupuncture1.0 km
Food hygiene (5-star)45% of 29

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

54

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

51.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,269m
Crossrail 2 route1,734m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,704 nationally

1,434

Est. population

18,411/km²

60%

Employed

48%

Degree educated

£38,200

Median income

7.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

27%
30%
22%
15%
Under 1827%
18–3430%
35–4922%
50–6415%
65+5%

Tenure

15%
26%
51%
Own outright8%
Own (mortgage)15%
Private rent26%
Social rent51%
Shared ownership1%

Ethnicity

21%
17%
13%
31%
White British21%
White Other17%
Asian13%
Black31%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine15%
No car household59%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent51%
Private rent26%

vs. London

Income vs London-9.0%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
6
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)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
66
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
142, 142, Lea Bridge Road, E5 0RB132 homes
completed
Leeside Wharf, Altius (Lathams yard & Leeside and Middlesex Wharves), MOUNT PLEASANT HILL, HACKNEY, E5 9NG128 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E5 9PB

Full postcodeE5 9PB
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.562940
Longitude-0.049063
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