Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54590, -0.03935

E9 5ST— Hackney Wick, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 48/100Yield 4.17%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
71
Schools
100
Transport
48
Environment
96
Investment
57

The bottom line

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

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Location

E9 5ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E9 5ST

🛡️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 5ST 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 · 10 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 4 min walk

8 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 · 442m

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area93.9 m²

EPC breakdown

C
9%
D
18%
E
2%

Based on 29 properties · Confidence: medium

Street mix

Terraced 74%Flat 26%

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£234,750
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, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
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

1995–2023 · CAGR

+5.4%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.5%

per year

Acceleration

-79.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 19 sales

Property Type Mix

Total: 19 sales

Terraced73.7%
Flat/maisonette26.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£103k+48.6%1.4
Post-dot-com plateau2003–2003£175k£175k+0%3
Pre-crash peak2005–2005£183k£183k+0%3
GFC & correction2008–2012£303k£273k-10.1%1
Help-to-Buy recovery2014–2015£327k£470k+43.5%1.5
Rate-rise correction2023–2023£303k£303k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.8% alpha

Terraced+2.8% α
Local
15.2%
District
12.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

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
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
17 min walk
5 bus routes · 10 stops within 400m · 162 buses/hr peak

47

Walkability score

165

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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)37
Nearest car park157m
Santander docks (800m)2
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Homerton Library Car Park· no
394m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 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: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

34 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 238 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

130

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

5

Convenience

Nearest supermarketRiverside Supermarket · 852 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)

311m

Post office

Nearby shops

Kenworthy Supermarket236 m
Cass Store240 m
Victoria Park Local246 m
Bradstock Supermarket266 m

Nearby cafes

Blend Cafe Ltd185 m
The Cafe201 m
Mad Cat Coffee Bar224 m
Selen Cafe338 m

Nearby restaurants

Play Ldn186 m
The Takeaway203 m
Eko Bar & Restaurant243 m
Wick Fisheries261 m

Nearby pubs

The Eagle156 m
The Spread Eagle315 m
The Adam & Eve341 m
The Kenton405 m

Nearby gyms

énergie Fitness369 m
Flo Yoga436 m
Victoria Park Fitness492 m
Victoria Park Harriers and Tower Hamlets Athletics Club497 m

Nearby pharmacies

Bees Chemist299 m
Silverfields Pharmacy347 m
Bees Pharmacy1.1 km

Nearby health

Wick Health Centre208 m
John Howard Centre238 m
Vivienne Cohen House306 m
Hackney Podiatry309 m
Food hygiene (5-star)51% of 70

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

57

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

43

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,920m
Crossrail 2 route2,519m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
8
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
Land at, Land at, Digby Road, Berger Road, E9 5SB97 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

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 5ST

Full postcodeE9 5ST
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.545899
Longitude-0.039350
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