Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.55901, -0.05041

E5 9QH— Lea Bridge, Hackney

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

The practical family move

 

Schools 100%Safety 70/100Transport 53/100Low yield 3.47%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
70
Schools
100
Transport
53
Environment
70
Investment
60

The bottom line

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

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Location

E5 9QH

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 9QH

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

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“The practical family move”

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How E5 9QH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Millfields Community School

Not yet inspected · 4 min walk

KS2: 105.9

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 6 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 23 min walk

7 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area127.7 m²

EPC breakdown

C
2%
D
8%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Terraced 92%Flat 8%

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£319,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2023 · CAGR

+10.4%

Total change

+1507%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.7%

per year

Acceleration

-55.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 25 sales

Property Type Mix

Total: 25 sales

Terraced92%
Flat/maisonette8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£238k+223.4%1.8
Post-dot-com plateau2001–2003£244k£285k+16.6%1
Pre-crash peak2005–2006£385k£374k-2.9%1
GFC & correction2008–2012£535k£505k-5.6%1.3
Help-to-Buy recovery2015–2015£870k£870k+0%1
Brexit uncertainty2017–2018£1.30m£900k-30.8%1
Pandemic surge2020–2021£1.13m£1.51m+34.1%1.5
Rate-rise correction2023–2023£1.19m£1.19m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.9% alpha

Terraced+1.9% α
Local
12.3%
District
10.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
7 min walk
ClaptonNational Rail
7 min walk
Rectory Road Rail StationWeaver · Greater Anglia
15 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
17 min walk
Hackney Central Rail StationMildmay
17 min walk
No bus stops within 400m

30

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

1.4 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

5

Car parks (800m)

17

EV chargers (800m)

Nearest car park511m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
The Nightingale Practice
775m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.2 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

15 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 991 m
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

124

Parks (1km)

17

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clapton Hart (432 m)

Nearest supermarketGrains & Green · 1.8 km
7 tennis courts2 swimming pools

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)

1.2km

Post office

Nearby shops

Palm 2436 m
Local Express441 m
Clapton Express444 m
Suba453 m

Nearby cafes

Millfields Coffee337 m
Tram Store397 m
La Bottega Del Caffé519 m
Lodestar581 m

Nearby restaurants

Vesuvio Pizzeria301 m
Tasty Chicken424 m
Mermaid Restaurant & Take Away477 m
Wngz485 m

Nearby pubs

Clapton Hart432 m
Princess of Wales454 m
Blondies472 m
Moyletts544 m

Nearby gyms

The Wing Chun School466 m
King's Hall Leisure Centre877 m

Nearby pharmacies

Clockwork Pharmacy1.2 km

Nearby health

E5 Acupuncture605 m
The Riverside Practice646 m
The Clapton Surgery649 m
HomeMed Healthcare780 m
Food hygiene (5-star)52% of 83

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

60

Investment score

Good

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

40.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,835m
Crossrail 2 route1,666m

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)
18
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
101
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)

Millfields (Formerly Southwold Estate), Millfields (Formerly Southwold Estate), Southwold Road, Clapton, E5 9PF185 homes
completed
Leagrave Street, Leagrave Street, Off Chatsworth Road, E5 9QX48 homes
completed
35-41, 35-41, Lea Bridge Road, E5 9QB30 homes
completed
47, 47, Lea Bridge Road, E5 9QB20 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, CHATSWORTH ROAD, LEA BRIDGE ROAD, LEAGRAVE STREET, E515 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 9QH

Full postcodeE5 9QH
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.559015
Longitude-0.050414
Parliamentary constituencyHackney North and Stoke Newington
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
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REGISTRY
Environment
Agency
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TfL
Transport
for London
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Agency
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