Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54813, -0.03558

E9 5RX— Hackney Wick, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 45/100Yield 4.17%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
73
Schools
95
Transport
45
Environment
96
Investment
60

The bottom line

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

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Location

E9 5RX

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 5RX

🛡️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 5RX 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 · 7 min walk

KS2: 105.3

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 14 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 8 min walk

6 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 583m

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area73.3 m²

EPC breakdown

C
4%

Based on 4 properties · Confidence: low

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£183,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2022 · CAGR

+3.2%

Total change

+17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.8%

per year

Acceleration

-39.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£377k£377k+0%1
Pandemic surge2021–2021£490k£490k+0%1
Rate-rise correction2022–2022£442k£442k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
6 min walk
HomertonNational Rail
6 min walk
Hackney Wick Rail StationMildmay
11 min walk
Hackney Central Rail StationMildmay
18 min walk
London Fields Rail StationWeaver · Greater Anglia
22 min walk
5 bus routes · 8 stops within 400m · 124 buses/hr peak

52

Walkability score

139

Footpaths (500m)

2

Santander docks (800m)

0.5 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

8

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)52
Nearest car park234m
Santander docks (800m)2
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Homerton Library Car Park· no
459m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

30 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 247 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

258

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Adam & Eve (347 m)

Nearest supermarketRiverside Supermarket · 496 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)

351m

Post office

Nearby shops

VD News124 m
Premier176 m
Bobby's Superstore178 m
Kenworthy Supermarket259 m

Nearby cafes

La Mela186 m
Selen Cafe327 m
Coopersale Coffee House384 m
Kahaila434 m

Nearby restaurants

Imperial Flavors (East)177 m
Rose Garden177 m
Souvlakiland233 m
Star Kebab & Pizza297 m

Nearby pubs

The Adam & Eve347 m
The Spread Eagle361 m
The Eagle509 m
People's Park Tavern737 m

Nearby gyms

Victoria Park Fitness460 m
Victoria Park Harriers and Tower Hamlets Athletics Club469 m
My Local Pilates481 m
énergie Fitness588 m

Nearby pharmacies

Bees Chemist320 m
Silverfields Pharmacy397 m
Bees Pharmacy890 m

Nearby health

Wick Health Centre155 m
John Howard Centre247 m
Homerton Dental Care281 m
Hackney Podiatry324 m
Food hygiene (5-star)45% 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

60

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

33.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route7,264m
Crossrail 2 route2,765m

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)
14
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
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)
14
Largest scheme
209 homes · Former Lesney Toys Factory, Former Lesney Toys Factory, Homerton Road, E9 5TR
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
71-105, 71-105, DURRINGTON ROAD, E518 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 5RX

Full postcodeE9 5RX
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.548129
Longitude-0.035576
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