Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54489, -0.03892

E9 5AN— Hackney Wick, Hackney

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

The family fortress

 

Schools 100%Safety 83/100Transport 52/100Yield 4.17%

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
83
Schools
100
Transport
52
Environment
96
Investment
60

The bottom line

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

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Location

E9 5AN

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 5AN

🛡️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 E9 5AN 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 · 5 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 3 min walk

8 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 544m

Crime is 82% below London average

Property

Prices, sales volume and market trends

Avg floor area75.3 m²

EPC breakdown

C
20%
D
9%

Based on 29 properties · Confidence: medium

Street mix

Flat 94%Other 6%

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£188,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

2003–2017 · CAGR

+9.4%

Total change

+250%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.8%

per year

Acceleration

+6.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£127k£167k+31.5%1
Pre-crash peak2006–2007£148k£191k+29.2%2
GFC & correction2008–2010£210k£165k-21.4%1
Help-to-Buy recovery2013–2015£250k£363k+45.3%1.3
Brexit uncertainty2017–2017£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Flat/maisonette+2.4% α
Local
7.8%
District
5.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
4 min walk
HomertonNational Rail
4 min walk
Hackney Wick Rail StationMildmay
12 min walk
Hackney Central Rail StationMildmay
15 min walk
London Fields Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

44

Walkability score

154

Footpaths (500m)

4

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf41 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

4

Car parks (800m)

20

EV chargers (800m)

Total spaces (800m)37
Nearest car park261m
Santander docks (800m)4
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Homerton Library Car Park· no
507m

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
2% 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

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 350 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

130

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarketRiverside Supermarket · 924 m
5 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

427m

Post office

Nearby shops

Cass Store136 m
Victoria Park Local157 m
Kenworthy Supermarket230 m
Bradstock Supermarket244 m

Nearby cafes

Blend Cafe Ltd243 m
The Cafe296 m
Mad Cat Coffee Bar318 m
Selen Cafe454 m

Nearby restaurants

Eko Bar & Restaurant209 m
Play Ldn213 m
Wick Fisheries234 m
Curry Pot236 m

Nearby pubs

The Eagle184 m
People's Park Tavern371 m
The Kenton392 m
The Spread Eagle431 m

Nearby gyms

Victoria Park Fitness436 m
Victoria Park Harriers and Tower Hamlets Athletics Club440 m
My Local Pilates442 m
énergie Fitness457 m

Nearby pharmacies

Bees Chemist264 m
Silverfields Pharmacy462 m
Bees Pharmacy1.2 km

Nearby health

Hackney Podiatry273 m
Wick Health Centre290 m
John Howard Centre350 m
Vivienne Cohen House422 m
Food hygiene (5-star)48% of 56

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 score16/100
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

36.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,836m
Crossrail 2 route2,555m

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)
15
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
7
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
FORMER 6TH FORM CENTRE, FORMER 6TH FORM CENTRE, CASSLAND ROAD, E9 7AH38 homes
completed
Hackney Hospital Site, Hackney Hospital Site, Kenworthy Road, E9 5TD37 homes
completed
Garages Site, Garages Site, Bradstock Road, Wick Road, E935 homes
completed
273 - 277, 273 - 277, Wick Road, E9 5DG34 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

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Key facts for E9 5AN

Full postcodeE9 5AN
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.544894
Longitude-0.038917
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