The bottom line
E9 5ES offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.
The catches: very high noise (55 dB) — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how E9 5ES scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E9 5ES
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Postcode Personality
“High-connectivity investment target”
How E9 5ES has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
95
Education score
Primary
Daubeney Primary School
Good · Inspected Oct 2023 · 11 min walk
KS2: 105.3
Secondary
Mossbourne Victoria Park Academy
Outstanding · Inspected Jan 2023 · 11 min walk
100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km
Childcare
Childcare
Wentworth Nursery School and Children's Centre
Not inspected · 7 min walk
5 primaries · 2 secondaries · 1 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
84.3 incidents per 1,000 residents
-6% vs borough
Crime by type
Stop & search
2.5
per 1,000 residents
→ Stable
trend
Road safety
93
Road safety score
3
Accidents (5yr)
1
KSI (5yr)
5
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Homerton Fire Station · 763m
Crime is +30% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 28 properties · Confidence: medium
Street mix
LHA rates — Inner East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2015–2022 · CAGR
+2.9%
Total change
+22%
Market Activity
Price Velocity & Acceleration
Current Velocity
+14.5%
per year
Acceleration
-12.24
change in velocity
Market State
Strong growth
Price Distribution
P25: £125k–£150k · P75: £100k–£125k · 8 sales
Property Type Mix
Total: 8 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2015–2016 | £110k | £132k | +20% | 1.5 |
| Brexit uncertainty | 2018–2019 | £93k | £118k | +26.8% | 1.5 |
| Rate-rise correction | 2022–2022 | £135k | £135k | +0% | 2 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-2.1% alpha
CAGR over 6yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
46
Walkability score
164
Footpaths (500m)
3
Santander docks (800m)
0.4 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
7
Car parks (800m)
12
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 3.0 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
SEYMOUR MEDICAL CENTRE
266 LEA BRIDGE ROAD, LEYTON, E10 7LD
34 min walk
68%
Recommend GP
68%
Overall GP experience
0
GPs within 1km
2
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
278
Parks (1km)
15
Restaurants (800m)
6
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
5
Gyms (1km)
15
Sports (1km)
2
Convenience
No pubs within 400m — nearest: People's Park Tavern (475 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
565m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
56
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
36.4
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 6,821 nationally
1,970
Est. population
13,548/km²
54%
Employed
41%
Degree educated
£39,800
Median income
6.4%
Claimant rate
38
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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