Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54660, -0.03671

E9 5RB— Hackney Wick, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 46/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
73
Schools
95
Transport
46
Environment
96
Investment
50

The bottom line

E9 5RB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E9 5RB

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-5.2% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for E9 5RB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E9 5RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Daubeney Primary School

Good · Inspected Oct 2023 · 9 min walk

KS2: 105.3

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 12 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 6 min walk

6 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

75.1 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 257.1%

-16% vs borough

Crime by type

Violence & sexual offences35%
Other21%
Anti-social behaviour18%
Theft8%
Vehicle crime7%
Drug offences4%
Burglary4%
Robbery3%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

83

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 551m

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,763/m²
Price per ft²£628/ft²
Avg floor area64.2 m²

EPC breakdown

B
3%
C
23%
D
45%
E
11%

Based on 82 properties · Confidence: high

Street mix

Semi 1%Terraced 44%Flat 52%Other 3%

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£160,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+7.3%

Total change

+724%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.7%

per year

Acceleration

-58.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £100k–£125k · 92 sales

Property Type Mix

Total: 92 sales

Semi-detached1.1%
Terraced45.7%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£94k+79%4.8
Post-dot-com plateau2001–2004£158k£228k+44.6%3.8
Pre-crash peak2005–2007£206k£215k+4.5%3
GFC & correction2008–2012£340k£224k-34%3
Help-to-Buy recovery2013–2016£229k£535k+133.4%2.5
Brexit uncertainty2017–2019£415k£330k-20.5%1.3
Pandemic surge2020–2021£493k£373k-24.4%2
Rate-rise correction2022–2023£620k£525k-15.3%2
Current market2024–2025£653k£433k-33.7%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Terraced

-0.9% alpha

Flat/maisonette+1.4% α
Local
7.7%
District
6.3%
Terraced-0.9% α
Local
8.7%
District
9.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

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
5 min walk
HomertonNational Rail
5 min walk
Hackney Wick Rail StationMildmay
11 min walk
Hackney Central Rail StationMildmay
17 min walk
London Fields Rail StationWeaver · Greater Anglia
20 min walk
5 bus routes · 9 stops within 400m · 82 buses/hr peak

49

Walkability score

157

Footpaths (500m)

2

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf41 min ↓
City ★39 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

7

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)52
Nearest car park150m
Santander docks (800m)2
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Homerton Library Car Park· no
457m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseNONE
road · Rail Lden: 60 dB
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

32 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 232 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

213

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

15

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Eagle (355 m)

Nearest supermarketRiverside Supermarket · 681 m
6 tennis courts2 swimming pools1 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)

348m

Post office

Nearby shops

Kenworthy Supermarket102 m
VD News180 m
Victoria Park Local250 m
Premier339 m

Nearby cafes

La Mela342 m
Selen Cafe349 m
The Cafe354 m
Blend Cafe Ltd376 m

Nearby restaurants

Wick Fisheries148 m
Eko Bar & Restaurant151 m
Curry Pot155 m
Kasey's163 m

Nearby pubs

The Eagle355 m
The Spread Eagle356 m
The Adam & Eve363 m
People's Park Tavern556 m

Nearby gyms

Victoria Park Fitness371 m
Victoria Park Harriers and Tower Hamlets Athletics Club379 m
My Local Pilates388 m
énergie Fitness516 m

Nearby pharmacies

Bees Chemist184 m
Silverfields Pharmacy391 m
Bees Pharmacy1.0 km

Nearby health

Wick Health Centre92 m
Hackney Podiatry192 m
John Howard Centre232 m
Homerton Dental Care326 m
Food hygiene (5-star)47% of 60

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

50

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 score16/100
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

17/100

Velocity score

Future outlook

47.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route7,077m
Crossrail 2 route2,697m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,097 nationally

1,332

Est. population

17,787/km²

65%

Employed

53%

Degree educated

£39,800

Median income

7.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

21%
33%
24%
14%
Under 1821%
18–3433%
35–4924%
50–6414%
65+8%

Tenure

14%
32%
44%
Own outright7%
Own (mortgage)14%
Private rent32%
Social rent44%
Shared ownership2%

Ethnicity

37%
17%
25%
White British37%
White Other17%
Asian7%
Black25%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine19%
No car household61%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent44%
Private rent32%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
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)
13
Largest scheme
119 homes · 14-16, 14-16, Kenworthy Road, E9 5RB
Pipeline pressure
NONE

Named schemes (500m)

14-16, 14-16, Kenworthy Road, E9 5RB119 homes
completed
Hackney Hospital Site, Hackney Hospital Site, Kenworthy Road, E9 5TD37 homes
completed
273 - 277, 273 - 277, Wick Road, E9 5DG34 homes
completed
255, 255, CASSLAND ROAD, E9 5AJ20 homes
completed
FORMER PUBLIC HOUSE, 295, FORMER PUBLIC HOUSE, 295, VICTORIA PARK ROAD, E913 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 5RB

Full postcodeE9 5RB
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.546601
Longitude-0.036709
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