Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54538, -0.04027

E9 5AE— Hackney Wick, Hackney

Location and area intelligence for E9 5AE, Hackney Wick, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 53/100Yield 4.17%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
83
Schools
100
Transport
53
Environment
96
Investment
60

The bottom line

E9 5AE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E9 5AE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E9 5AE meets your needs.

Location

E9 5AE

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 income-13.8% vs London avg
vs London crime-82.0% vs London avg

Deep-dive guides for E9 5AE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E9 5AE with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E9 5AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Berger Primary School

Not yet inspected · 4 min walk

KS2: 105.6

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 9 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

11.4 incidents per 1,000 residents

Better than 92% of London
↑ Rising 950.0%

from a low base — still below London average

-87% vs borough

Crime by type

Other24%
Burglary24%
Vehicle crime19%
Violence & sexual offences19%
Anti-social behaviour10%
Robbery5%
Drug offences0%
Theft0%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 444m

Crime is 82% below London average

Property

Prices, sales volume and market trends

Avg floor area76.1 m²

EPC breakdown

C
18%
D
14%
E
2%
F
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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 yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£190,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2023 · CAGR

+6.3%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.4%

per year

Acceleration

-34.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 20 sales

Property Type Mix

Total: 20 sales

Terraced5%
Flat/maisonette95%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£74k£80k+8.1%1
Pre-crash peak2005–2007£170k£120k-29.4%1
GFC & correction2008–2010£222k£168k-24.2%1.5
Help-to-Buy recovery2015–2015£330k£330k+0%1
Brexit uncertainty2017–2019£353k£368k+4.4%3.5
Rate-rise correction2022–2023£393k£285k-27.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
7.3%
District
6.1%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Homerton

Nearby stations

Homerton Rail StationMildmay
3 min walk
HomertonNational Rail
3 min walk
Hackney Wick Rail StationMildmay
14 min walk
Hackney Central Rail StationMildmay
14 min walk
London Fields Rail StationWeaver · Greater Anglia
16 min walk
5 bus routes · 9 stops within 400m · 128 buses/hr peak

43

Walkability score

138

Footpaths (500m)

1

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria46 min ↑
Waterloo52 min ↑
Canary Wharf ★39 min
City40 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

3

Car parks (800m)

18

EV chargers (800m)

Nearest car park235m
Santander docks (800m)1
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Homerton Library Car Park· no
423m

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

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield849.5 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

35 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 305 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

128

Parks (1km)

27

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

3

Convenience

Nearest supermarketRiverside Supermarket · 936 m
5 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

357m

Post office

Nearby shops

Bradstock Supermarket180 m
Cass Store188 m
Victoria Park Local265 m
Kenworthy Supermarket303 m

Nearby cafes

Blend Cafe Ltd135 m
The Cafe196 m
Mad Cat Coffee Bar216 m
Coopersale Coffee House386 m

Nearby restaurants

Play Ldn113 m
The Takeaway200 m
Eko Bar & Restaurant298 m
Wick Fisheries320 m

Nearby pubs

The Eagle82 m
The Kenton322 m
The Spread Eagle359 m
The Adam & Eve391 m

Nearby gyms

énergie Fitness351 m
Flo Yoga414 m
The Refinery532 m
Victoria Park Fitness538 m

Nearby pharmacies

Bees Chemist355 m
Silverfields Pharmacy387 m
Bees Pharmacy1.2 km

Nearby health

Wick Health Centre293 m
John Howard Centre305 m
Vivienne Cohen House357 m
Hackney Podiatry364 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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

40

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,839m
Crossrail 2 route2,459m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,252 nationally

1,845

Est. population

30,000/km²

52%

Employed

35%

Degree educated

£36,200

Median income

11.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

30%
24%
20%
18%
Under 1830%
18–3424%
35–4920%
50–6418%
65+9%

Tenure

17%
70%
Own outright6%
Own (mortgage)6%
Private rent17%
Social rent70%
Shared ownership0%
Rent free0%

Ethnicity

18%
45%
White British18%
White Other11%
Asian7%
Black45%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine27%
No car household65%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent70%
Private rent17%

vs. London

Income vs London-13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
9
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)
9
Largest scheme
119 homes · 14-16, 14-16, Kenworthy Road, E9 5RB
Pipeline pressure
NONE

Named schemes (500m)

14-16, 14-16, Kenworthy Road, E9 5RB119 homes
completed
Land at, Land at, Digby Road, Berger Road, E9 5SB97 homes
completed
68 - 82, 68 - 82, Digby Road, Homerton, E9 6HX49 homes
completed
1 - 7, 1 - 7, Mackintosh Lane, E9 6AB40 homes
completed
FORMER 6TH FORM CENTRE, FORMER 6TH FORM CENTRE, CASSLAND ROAD, E9 7AH38 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.8%
Ward turnout
38%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Aaron BriddonGreen
Tyrone ScottGreen
Jam AnkerGreen

Live in E9 5AE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E9 5AE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E9 5AE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E9 5AE

Full postcodeE9 5AE
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.545384
Longitude-0.040266
Parliamentary constituencyHackney South and Shoreditch
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