Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54676, -0.02991

E9 5JF— Hackney Wick, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 51/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
64
Safety
51
Schools
90
Transport
46
Environment
96
Investment
48

The bottom line

E9 5JF 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.

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Location

E9 5JF

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 5JF

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

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“High-connectivity investment target”

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How E9 5JF 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 · 4 min walk

KS2: 105.0

—

Secondary

Mulberry UTC

Not yet inspected · Inspected Mar 2025 · 17 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

4 primaries · 0 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 996m

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£6,212/m²
Price per ft²£577/ft²
Avg floor area97.5 m²

EPC breakdown

C
7%
D
3%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 67%Flat 33%

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£243,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

2001–2025 · CAGR

+5.8%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.1%

per year

Acceleration

-84.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£159k£159k+0%2
Pre-crash peak2005–2006£230k£249k+8.3%1
Brexit uncertainty2017–2017£510k£510k+0%1
Current market2025–2025£613k£613k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Hackney Wick Rail StationMildmay
6 min walk
Hackney WickNational Rail
6 min walk
Homerton Rail StationMildmay
11 min walk
Stratford International DLR StationDLR
18 min walk
Hackney Central Rail StationMildmay
23 min walk
4 bus routes · 8 stops within 400m · 134 buses/hr peak

52

Walkability score

227

Footpaths (500m)

7

Santander docks (800m)

0.3 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)

18

EV chargers (800m)

Total spaces (800m)52
Nearest car park329m
Santander docks (800m)7
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Hackney Marshes Car Park
758m

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: 4.3 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: 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

23 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 · 656 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

305

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

12

Gyms (1km)

22

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Lock Inn (391 m)

Nearest supermarketRiverside Supermarket · 572 m
5 tennis courts1 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)

768m

Post office

Nearby shops

Eastway Local Express166 m
Hackney Wick Local356 m
Luk Bros Convenience Store410 m
Sainsbury's Local426 m

Nearby cafes

Kahaila151 m
Thingy Cafe283 m
Wick Cafe349 m
Bad Coffee405 m

Nearby restaurants

Soulfull Pizza82 m
Hackney Garden182 m
Papa John's186 m
Scoffs Grill189 m

Nearby pubs

The Lock Inn391 m
The Beer Merchants Tap463 m
Lord Napier and Star517 m
HWK Bar546 m

Nearby gyms

Strong + Bendy267 m
Victoria Park Fitness324 m
Victoria Park Harriers and Tower Hamlets Athletics Club329 m
My Local Pilates341 m

Nearby pharmacies

Bees Chemist400 m
Silverfields Pharmacy630 m

Nearby health

Trowbridge Surgery167 m
VDental Smile Studio177 m
Hackney Podiatry393 m
Wick Health Centre523 m
Food hygiene (5-star)55% of 78

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 score18/100
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

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,320m
Crossrail 2 route3,167m

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)
9
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
9
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)
6
Largest scheme
209 homes · Former Lesney Toys Factory, Former Lesney Toys Factory, Homerton Road, E9 5TR
Pipeline pressure
NONE

Named schemes (500m)

FORMER LESNEY WORKS, FORMER LESNEY WORKS, LEE CONSERVANCY ROAD, E9119 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
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
St Mary of Eton Church, St Mary of Eton Church, Eastway, E9 5JA27 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 5JF

Full postcodeE9 5JF
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.546757
Longitude-0.029909
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