The bottom line
E5 9PL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how E5 9PL 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 9PL
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Postcode Personality
“The family fortress”
How E5 9PL has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Southwold Primary School
Outstanding · Inspected Oct 2019 · 3 min walk
KS2: 109.5
Secondary
Clapton Girls' Academy
Outstanding · Inspected May 2024 · 12 min walk
100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km
Childcare
Childcare
Wentworth Nursery School and Children's Centre
Not inspected · 29 min walk
6 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
57.5 incidents per 1,000 residents
-36% vs borough
Crime by type
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 · 1.7km
Crime is 12% 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
1998–2011 · CAGR
+9.2%
Total change
+214%
Market Activity
Price Velocity & Acceleration
Current Velocity
+24.6%
per year
Acceleration
-127.18
change in velocity
Market State
Strong growth
Price Distribution
P25: £50k–£75k · P75: £200k–£250k · 3 sales
Property Type Mix
Total: 3 sales
By decade
1990s
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1998–1998 | £69k | £69k | +0% | 1 |
| Post-dot-com plateau | 2003–2003 | £173k | £173k | +0% | 1 |
| GFC & correction | 2011–2011 | £215k | £215k | +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
28
Walkability score
161
Footpaths (500m)
0
Santander docks (800m)
1.6 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
4
Car parks (800m)
3
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 0.8 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
0
GPs within 1km
1
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
95
Parks (1km)
1
Restaurants (800m)
3
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
5
Sports (1km)
2
Convenience
No pubs within 400m — nearest: Princess of Wales (369 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.1km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
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
54
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
36
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,782 nationally
1,131
Est. population
30,000/km²
71%
Employed
61%
Degree educated
£38,200
Median income
8.2%
Claimant rate
25
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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