Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54464, -0.04281

E9 5BE— Hackney Wick, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
83
Schools
60
Transport
52
Environment
96
Investment
48

The bottom line

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

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Location

E9 5BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E9 5BE

🛡️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 5BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Berger Primary School

Not yet inspected · 3 min walk

KS2: 105.6

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 5 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 2 min walk

8 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 453m

Crime is 82% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E9 district median

£532,500

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£1,460/m²
Price per ft²£136/ft²
Avg floor area71.2 m²

EPC breakdown

B
2%
C
15%
D
3%
E
2%

Based on 22 properties · Confidence: medium

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£178,000
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
WallsSystem built, with external insulation
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+-1.4%

Total change

-25%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.8%

per year

Acceleration

-82.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£140k£140k+0%1
Help-to-Buy recovery2014–2016£180k£290k+61.1%1
Current market2025–2025£105k£105k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 Central Rail StationMildmay
12 min walk
London Fields Rail StationWeaver · Greater Anglia
14 min walk
Hackney Wick Rail StationMildmay
16 min walk
No bus stops within 400m

48

Walkability score

163

Footpaths (500m)

1

Santander docks (800m)

0.4 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

5

Car parks (800m)

21

EV chargers (800m)

Nearest car park409m
Santander docks (800m)1
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Homerton Library Car Park· no
490m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.4 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

37 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 455 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

35

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 863 m
1 tennis courts1 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)

465m

Post office

Nearby shops

Bradstock Supermarket42 m
Cass Store245 m
Victoria Park Local417 m
Kenworthy Supermarket493 m

Nearby cafes

Blend Cafe Ltd152 m
Beans & Bites251 m
The Cafe257 m
Mad Cat Coffee Bar261 m

Nearby restaurants

Play Ldn102 m
Nazar Restaurant240 m
Nazar Take Away240 m
Sun On246 m

Nearby pubs

The Eagle126 m
The Kenton127 m
In Vino Veritas251 m
La Camionera285 m

Nearby gyms

énergie Fitness330 m
The Refinery341 m
Flo Yoga372 m
Victoria Park Bowls Club633 m

Nearby pharmacies

Silverfields Pharmacy480 m
Bees Chemist535 m

Nearby health

AF Dental341 m
The Lea Surgery418 m
John Howard Centre455 m
Elsdale Street Surgery469 m
Food hygiene (5-star)57% of 122

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

48

Investment score

Moderate

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,682m
Crossrail 2 route2,288m

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)
28
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
282 homes · NEW KINGSHOLD ESTATE AND SITES REAR OF, NEW KINGSHOLD ESTATE AND SITES REAR OF, KING EDWARD'S ROAD, MOULINS ROAD (2-12), HOLCROFT RD. (2-12), E9
Pipeline pressure
NONE

Named schemes (500m)

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
Garages Site, Garages Site, Bradstock Road, Wick Road, E935 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 5BE

Full postcodeE9 5BE
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.544644
Longitude-0.042807
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