Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54640, -0.03910

E9 5SL— Hackney Wick, Hackney

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

The family fortress

 

Schools 100%Safety 71/100Transport 48/100Low yield 2.28%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
71
Schools
100
Transport
48
Environment
96
Investment
38

The bottom line

E9 5SL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £975,000 median — a strong choice for Families.

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Location

E9 5SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+87.5% vs London avg
vs London income-5.2% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for E9 5SL

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

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“The family fortress”

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How E9 5SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Berger Primary School

Not yet inspected · 5 min walk

KS2: 105.6

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 11 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.3 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 336.8%

-6% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Vehicle crime13%
Anti-social behaviour11%
Theft10%
Drug offences7%
Burglary3%
Robbery2%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 419m

Crime is +30% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£975,000

Median sale price

Top 25% — 88% above London median

£975,000 is 88% above the London median (£520,000)

+5.6%

This year

Terraced

Dominant type

Price history

5-year change
-11.4%
Sales (24 months)7
New build0.0%
Avg terraced£975,000
Price per m²£12,829/m²
Price per ft²£1,192/ft²
Avg floor area75 m²

EPC breakdown

C
12%
D
19%
E
5%

Based on 36 properties · Confidence: high

Street mix

Terraced 83%Flat 17%

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

Stamp duty

Standard buyer£38,750
First-time buyerFTB
£38,750
Additional propertyBTL/2nd
£68,000

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

24.5×

Price-to-income

£4,877/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£187,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.8%

Total change

+1271%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.9%

per year

Acceleration

-40.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 72 sales

Property Type Mix

Total: 72 sales

Terraced84.7%
Flat/maisonette15.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£136k+119.8%3.3
Post-dot-com plateau2001–2004£155k£173k+11.6%2.8
Pre-crash peak2005–2007£230k£305k+32.6%2.7
GFC & correction2008–2012£359k£340k-5.4%2
Help-to-Buy recovery2013–2016£565k£676k+19.7%3.3
Brexit uncertainty2017–2017£875k£875k+0%2
Pandemic surge2020–2021£995k£1.10m+10.6%3
Current market2024–2026£960k£850k-11.5%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
10.1%
District
9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
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
3 min walk
HomertonNational Rail
3 min walk
Hackney Wick Rail StationMildmay
13 min walk
Hackney Central Rail StationMildmay
15 min walk
London Fields Rail StationWeaver · Greater Anglia
18 min walk
5 bus routes · 10 stops within 400m · 152 buses/hr peak

48

Walkability score

168

Footpaths (500m)

2

Santander docks (800m)

0.3 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)

15

EV chargers (800m)

Total spaces (800m)52
Nearest car park98m
Santander docks (800m)2
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Homerton Library Car Park· no
356m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

33 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 182 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarketRiverside Supermarket · 798 m
5 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

264m

Post office

Nearby shops

Kenworthy Supermarket227 m
VD News230 m
Victoria Park Local277 m
Cass Store297 m

Nearby cafes

The Cafe194 m
Blend Cafe Ltd209 m
Mad Cat Coffee Bar217 m
Selen Cafe287 m

Nearby restaurants

The Takeaway195 m
Play Ldn226 m
Eko Bar & Restaurant247 m
Wick Fisheries261 m

Nearby pubs

The Eagle198 m
The Spread Eagle269 m
The Adam & Eve292 m
The Kenton450 m

Nearby gyms

énergie Fitness362 m
Flo Yoga429 m
Victoria Park Fitness498 m
Victoria Park Harriers and Tower Hamlets Athletics Club504 m

Nearby pharmacies

Bees Chemist301 m
Silverfields Pharmacy303 m
Bees Pharmacy1.0 km

Nearby health

Wick Health Centre157 m
John Howard Centre182 m
Vivienne Cohen House257 m
Homerton Dental Care292 m
Food hygiene (5-star)48% of 73

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

38

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,977m
Crossrail 2 route2,533m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,821 nationally

1,970

Est. population

13,548/km²

54%

Employed

41%

Degree educated

£39,800

Median income

6.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

25%
28%
21%
16%
Under 1825%
18–3428%
35–4921%
50–6416%
65+10%

Tenure

14%
20%
53%
Own outright10%
Own (mortgage)14%
Private rent20%
Social rent53%
Shared ownership3%

Ethnicity

35%
13%
30%
White British35%
White Other13%
Asian8%
Black30%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household58%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent53%
Private rent20%

vs. London

Income vs London-5.2%
Price vs London+87.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
7
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)
9
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
1 - 7, 1 - 7, Mackintosh Lane, E9 6AB40 homes
completed
FORMER 6TH FORM CENTRE, FORMER 6TH FORM CENTRE, CASSLAND ROAD, E9 7AH38 homes
completed
Hackney Hospital Site, Hackney Hospital Site, Kenworthy Road, E9 5TD37 homes
completed
Garages Site, Garages Site, Bradstock Road, Wick Road, E935 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£975,000)

£38,750

Standard buyer

£38,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E9 5SL

Full postcodeE9 5SL
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.546398
Longitude-0.039098
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