Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54401, -0.04060

E9 5BL— Hackney Wick, Hackney

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 71/100Transport 47/100Yield 4.17%
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Strong, well-rated schools set this area apart

Area score
65
Safety
71
Schools
100
Transport
47
Environment
96
Investment
54

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Location

E9 5BL

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 income-11.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E9 5BL

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

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How E9 5BL 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 · 7 min walk

P8: +1.55A8: 65.4

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 · 1 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 297.1%

-5% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime9%
Theft7%
Burglary6%
Drug offences5%
Robbery4%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 566m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area38.7 m²

EPC breakdown

C
12%
D
5%

Based on 17 properties · Confidence: medium

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£96,750
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 CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £250k–£300k · P75: £250k–£300k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£250k£250k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

42

Walkability score

140

Footpaths (500m)

3

Santander docks (800m)

0.2 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)

15

EV chargers (800m)

Nearest car park383m
Santander docks (800m)3
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Homerton Library Car Park· no
566m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 458 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

29

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketRiverside Supermarket · 1.1 km
5 tennis courts2 swimming pools1 sports halls

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)

509m

Post office

Nearby shops

Cass Store76 m
Bradstock Supermarket128 m
Victoria Park Local265 m
Kenworthy Supermarket379 m

Nearby cafes

Blend Cafe Ltd234 m
The Cafe328 m
Mad Cat Coffee Bar343 m
Beans & Bites418 m

Nearby restaurants

Play Ldn175 m
The Takeaway332 m
Eko Bar & Restaurant352 m
Wick Fisheries378 m

Nearby pubs

The Eagle165 m
The Kenton265 m
People's Park Tavern331 m
In Vino Veritas416 m

Nearby gyms

énergie Fitness455 m
Victoria Park Bowls Club479 m
The Refinery487 m
Flo Yoga510 m

Nearby pharmacies

Bees Chemist402 m
Silverfields Pharmacy536 m

Nearby health

Hackney Podiatry410 m
Wick Health Centre430 m
John Howard Centre458 m
AF Dental488 m
Food hygiene (5-star)52% of 92

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

54

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

37

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,694m
Crossrail 2 route2,447m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,239 nationally

1,585

Est. population

28,411/km²

54%

Employed

39%

Degree educated

£37,100

Median income

11.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

23%
25%
22%
19%
Under 1823%
18–3425%
35–4922%
50–6419%
65+11%

Tenure

77%
Own outright4%
Own (mortgage)8%
Private rent10%
Social rent77%
Shared ownership1%
Rent free0%

Ethnicity

33%
32%
White British33%
White Other10%
Asian11%
Black32%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household67%
Unemployed9%
No qualifications23%

Housing tenure (Census 2021)

Social rent77%
Private rent10%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
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)

Land at, Land at, Digby Road, Berger Road, E9 5SB97 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
Hackney Hospital Site, Hackney Hospital Site, Kenworthy Road, E9 5TD37 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 5BL

Full postcodeE9 5BL
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.544013
Longitude-0.040599
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