Lea Bridge · Hackney · Hackney North and Stoke Newington constituency · 51.56135, -0.04545

E5 9UB— Lea Bridge, Hackney

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

The family fortress

 

Schools 100%Safety 74/100Transport 38/100Yield 5.73%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
54
Safety
74
Schools
100
Transport
38
Environment
96
Investment
61

The bottom line

E5 9UB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £387,750 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E5 9UB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-25.4% vs London avg
vs London income-9.0% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for E5 9UB

🛡️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

“The family fortress”

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How E5 9UB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rushmore Primary School

Not yet inspected · 9 min walk

KS2: 107.8

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 11 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 25 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.4km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

£387,750

Median sale price

25% below London median

£387,750 is 25% below the London median (£520,000)

+12.6%

This year

Flat

Dominant type

Price history

5-year change
-17.9%
Sales (24 months)12
New build0.0%
Avg flat£387,750
Price per m²£5,920/m²
Price per ft²£550/ft²
Avg floor area65.2 m²

EPC breakdown

B
32%
C
27%
D
3%

Based on 62 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£6,888
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,520

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

10.2×

Price-to-income

£1,940/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£163,000
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+3.3%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

+7.51

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 96 sales

Property Type Mix

Total: 96 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£245k£240k-2%6.8
Help-to-Buy recovery2013–2016£310k£439k+41.5%10.2
Brexit uncertainty2017–2019£372k£398k+6.7%2
Pandemic surge2020–2021£353k£473k+33.8%1.5
Rate-rise correction2022–2023£710k£390k-45.1%3
Current market2024–2025£385k£409k+6.2%6.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3% alpha

Flat/maisonette-3% α
Local
3.3%
District
6.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Lea Bridge

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
10 min walk
Lea BridgeNational Rail
11 min walk
Homerton Rail StationMildmay
20 min walk
Rectory Road Rail StationWeaver · Greater Anglia
20 min walk
Hackney Central Rail StationMildmay
22 min walk
No bus stops within 400m

21

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

1.5 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

9

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)4
Nearest car park195m
Santander docks (800m)0
Nearest cycle dock1.5 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.0 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

19 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Vesuvio Pizzeria (707 m)

Nearest supermarketRiverside Supermarket · 1.4 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)

753m

Post office

Nearby shops

Local Express537 m
Co-op Food544 m
Costcutter743 m
Palm 2859 m

Nearby cafes

Millfields Coffee483 m
E5 Cafe and Restaurant651 m
E5 Square Cafe750 m
The WaterWorks761 m

Nearby restaurants

Vesuvio Pizzeria707 m
Chickin Lickin'824 m
SZS Chicken & Pizza853 m
Too Sweet874 m

Nearby pubs

Princess of Wales62 m
AJ's Lounge784 m
Høst789 m
The Elderfield887 m

Nearby gyms

Hackney Marshes Pavilion730 m
The Wing Chun School888 m

Nearby pharmacies

Bees Pharmacy756 m

Nearby health

The Clapton Surgery579 m
The Riverside Practice582 m
HomeMed Healthcare666 m
E5 Acupuncture996 m
Food hygiene (5-star)33% of 21

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

61

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
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score6/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,222m
Crossrail 2 route1,994m

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-25.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
66%
Historic landfill (400m)
2
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
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
142, 142, Lea Bridge Road, E5 0RB132 homes
completed
Essex Wharf, Essex Wharf, Lea Bridge Road, Leyton, E5 9RL124 homes
completed
Leagrave Street, Leagrave Street, Off Chatsworth Road, E5 9QX48 homes
completed
Plumpton Lodge, 59, Plumpton Lodge, 59, Caldecott Way, E5 0DB17 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 (£387,750)

£6,888

Standard buyer

£0

First-time buyer

Save £6,888

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 9UB

Full postcodeE5 9UB
Postcode districtE5
BoroughLondon Borough of Hackney
WardLea Bridge
Latitude51.561351
Longitude-0.045452
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