Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54262, -0.02901

E9 5EQ— Hackney Wick, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 51/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
51
Schools
90
Transport
49
Environment
96
Investment
48

The bottom line

E9 5EQ offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E9 5EQ 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 5EQ meets your needs.

Location

E9 5EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+225.0% vs London avg

Deep-dive guides for E9 5EQ

🛡️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 5EQ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How E9 5EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gainsborough Primary School

Good · Inspected Jun 2023 · 5 min walk

KS2: 105.0

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: -0.83A8: 35.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 11 min walk

2 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

211.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3131.3%

+135% vs borough

Crime by type

Other29%
Anti-social behaviour19%
Violence & sexual offences16%
Theft15%
Robbery7%
Vehicle crime6%
Drug offences4%
Burglary4%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +225% above 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£9,761/m²
Price per ft²£907/ft²
Avg floor area50.8 m²

EPC breakdown

B
1%
C
14%
D
2%

Based on 17 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£127,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.1%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

+63.3%

per year

Acceleration

+85.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£72k£122k+69.6%1.5
Post-dot-com plateau2002–2004£150k£170k+13.3%1.7
Pre-crash peak2006–2007£193k£245k+27.3%1
GFC & correction2010–2012£90k£249k+176.1%1
Help-to-Buy recovery2013–2016£120k£355k+195.8%1
Brexit uncertainty2019–2019£334k£334k+0%1
Pandemic surge2021–2021£440k£440k+0%1
Rate-rise correction2022–2023£365k£385k+5.5%1
Current market2024–2025£300k£490k+63.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.6% alpha

Flat/maisonette-4.6% α
Local
10.9%
District
15.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bow Road Underground StationDistrict line
21.2 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
4 min walk
Hackney WickNational Rail
4 min walk
Homerton Rail StationMildmay
13 min walk
Stratford International DLR StationDLR
17 min walk
Pudding Mill Lane DLR StationDLR
18 min walk
No bus stops within 400m

57

Walkability score

206

Footpaths (500m)

10

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria47 min ↑
Waterloo49 min ↑
Canary Wharf ★36 min
City37 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)

8

EV chargers (800m)

Total spaces (800m)89
Nearest car park147m
Santander docks (800m)10
Nearest cycle dock0.0 km

Nearby car parks

🅿️
St Marks Gate Car Park52 spaces· yes
373m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 km

Energy

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

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 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

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

21 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 925 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

294

Parks (1km)

27

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

14

Gyms (1km)

25

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Lord Napier and Star (267 m)

Nearest supermarketWelcome · 507 m
5 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Hackney Wick Local248 m
Luk Bros Convenience Store270 m
Station Food and Wine284 m
Refill Therapy290 m

Nearby cafes

Mapps Cafe105 m
Thingy Cafe194 m
Wick Cafe239 m
Burnt Umber257 m

Nearby restaurants

Natura Pizzeria226 m
Tubby's268 m
Slice Club Pizza279 m
Papa John's282 m

Nearby pubs

Lord Napier and Star267 m
HWK Bar304 m
Fabwick382 m
The Beer Merchants Tap406 m

Nearby gyms

Strong + Bendy216 m
The Wick CrossFit231 m
Yours290 m
Hackney Wick Personal Training291 m

Nearby pharmacies

Bees Chemist518 m
Silverfields Pharmacy1.1 km
Bell Pharmacy1.2 km

Nearby health

Trowbridge Surgery297 m
VDental Smile Studio299 m
Hackney Podiatry508 m
Skon Dental604 m
Food hygiene (5-star)70% of 84

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

A

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 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

63.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,948m
Crossrail 2 route3,263m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,109 nationally

2,450

Est. population

6,411/km²

69%

Employed

56%

Degree educated

£39,800

Median income

9.9%

Claimant rate

Inner cityMedium densityYoung professionals

31

Community stability

Age profile

20%
40%
24%
13%
Under 1820%
18–3440%
35–4924%
50–6413%
65+3%

Tenure

20%
37%
30%
Own outright6%
Own (mortgage)20%
Private rent37%
Social rent30%
Shared ownership7%
Rent free0%

Ethnicity

36%
15%
23%
White British36%
White Other15%
Asian10%
Black23%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household61%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Private rent37%
Social rent30%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
21
Local approval rate
100%
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)
8
Largest scheme
229 homes · ARMAGH WHARF, ARMAGH WHARF, PARNELL ROAD, E3
Pipeline pressure
NONE

Named schemes (500m)

LAND BOUNDED BY EASTWAY, RIVER LEE,, RIVERSIDE SITE, LAND BOUNDED BY EASTWAY, RIVER LEE,, RIVERSIDE SITE, TROWBRIDGE ESTATE, GAINSBOROUGH PRIMARY SCHOOL, E9119 homes
completed
24-26, 24-26, White Post Lane, LONDON, E9 5EP103 homes
completed
SITES A AND B, TROWBRIDGE ESTATE, SITES A AND B, TROWBRIDGE ESTATE, EASTWAY, E984 homes
completed
52-54, 52-54, White Post Lane, E9 5EN55 homes
completed
1-2, 1-2, Hepscott Road, London, E9 5HB30 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 5EQ? 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 5EQ.
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 5EQ

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

No spam. Unsubscribe anytime.

Key facts for E9 5EQ

Full postcodeE9 5EQ
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.542623
Longitude-0.029006
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