Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54983, -0.02932

E9 5HW— Hackney Wick, Hackney

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

 

Schools 100%Safety 43/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
43
Schools
90
Transport
38
Environment
96
Investment
39

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

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

Location

E9 5HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+362.0% vs London avg

Deep-dive guides for E9 5HW

🛡️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 5HW with:

Postcode Personality

🎓 School Smart🌿 Green Lung⚠️ High crime
Share:WhatsAppShare on X

How E9 5HW 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 · 6 min walk

KS2: 105.0

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 21 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

300.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+234% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other35%
Anti-social behaviour16%
Violence & sexual offences16%
Theft14%
Robbery8%
Vehicle crime6%
Burglary4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.0km

Crime is +362% 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£5,346/m²
Price per ft²£497/ft²
Avg floor area77.9 m²

EPC breakdown

B
7%
C
49%
D
1%
E
1%

Based on 58 properties · Confidence: high

Street mix

Terraced 10%Flat 91%

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£194,750
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)
RoofPitched, insulated (assumed)
Heating fuelmains gas (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

+7.5%

Total change

+652%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-144.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£91k+66.5%1.3
Post-dot-com plateau2002–2004£74k£168k+127.8%1.5
Pre-crash peak2005–2005£86k£86k+0%1
GFC & correction2008–2012£225k£200k-11%1
Help-to-Buy recovery2016–2016£373k£373k+0%2
Brexit uncertainty2018–2018£185k£185k+0%1
Rate-rise correction2022–2022£439k£439k+0%2
Current market2025–2025£410k£410k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
7.4%
District
7.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Stratford International DLR StationDLR line
17.5 min walk
Hackney Wick

Nearby stations

Hackney Wick Rail StationMildmay
10 min walk
Hackney WickNational Rail
10 min walk
Homerton Rail StationMildmay
12 min walk
Stratford International DLR StationDLR
18 min walk
Leyton Underground StationCentral
23 min walk
4 bus routes · 9 stops within 400m · 126 buses/hr peak

54

Walkability score

180

Footpaths (500m)

4

Santander docks (800m)

0.5 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

8

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)52
Nearest car park60m
Santander docks (800m)4
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Hackney Marshes Car Park
452m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 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

LEYTON HEALTHCARE 4TH FLOOR

4TH FLOOR, OLIVER ROAD MEDICAL CENTRE, 75 OLIVER ROAD, E10 5LG

20 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 710 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

312

Parks (1km)

13

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lock Inn (460 m)

Nearest supermarketRiverside Supermarket · 268 m
1 tennis courts2 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)

794m

Post office

Nearby shops

Bobby's Superstore469 m
Premier489 m
Eastway Local Express510 m
VD News588 m

Nearby cafes

Cafè on the Marshes455 m
Kahaila490 m
La Mela506 m
Thingy Cafe612 m

Nearby restaurants

Soulfull Pizza284 m
The Breakfast Club432 m
Randy's Wing Bar442 m
Gotto Trattoria451 m

Nearby pubs

The Lock Inn460 m
The Beer Merchants Tap678 m
Nico's775 m
Lord Napier and Star797 m

Nearby gyms

FS8402 m
F45 Training416 m
Hackney Marshes Centre435 m
Yoga Barre Pilates519 m

Nearby pharmacies

Silverfields Pharmacy413 m
Bees Chemist650 m

Nearby health

Trowbridge Surgery508 m
VDental Smile Studio521 m
Wick Health Centre626 m
Hackney Podiatry647 m
Food hygiene (5-star)49% of 41

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

39

Investment score

Weak

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

46.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,639m
Crossrail 2 route3,187m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,904 nationally

1,210

Est. population

5,271/km²

52%

Employed

41%

Degree educated

£39,800

Median income

6.1%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

38

Community stability

Age profile

20%
24%
21%
21%
15%
Under 1820%
18–3424%
35–4921%
50–6421%
65+15%

Tenure

15%
62%
Own outright6%
Own (mortgage)11%
Private rent15%
Social rent62%
Shared ownership5%
Rent free0%

Ethnicity

29%
36%
White British29%
White Other12%
Asian10%
Black36%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household59%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent62%
Private rent15%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
209 homes · Former Lesney Toys Factory, Former Lesney Toys Factory, Homerton Road, E9 5TR
Pipeline pressure
NONE

Named schemes (500m)

Former Lesney Toys Factory, Former Lesney Toys Factory, Homerton Road, E9 5TR209 homes
completed
LAND BOUNDED BY EASTWAY, RIVER LEE,, RIVERSIDE SITE, LAND BOUNDED BY EASTWAY, RIVER LEE,, RIVERSIDE SITE, TROWBRIDGE ESTATE, GAINSBOROUGH PRIMARY SCHOOL, E9119 homes
completed
FORMER LESNEY WORKS, FORMER LESNEY WORKS, LEE CONSERVANCY ROAD, E9119 homes
completed
SITES A AND B, TROWBRIDGE ESTATE, SITES A AND B, TROWBRIDGE ESTATE, EASTWAY, E984 homes
completed
SITE C1, TROWBRIDGE ESTATE, SITE C1, TROWBRIDGE ESTATE, TROWBIDGE ROAD, E929 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 5HW? 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 5HW.
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 5HW

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

No spam. Unsubscribe anytime.

Key facts for E9 5HW

Full postcodeE9 5HW
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.549832
Longitude-0.029315
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