Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54662, -0.03483

E9 5TL— Hackney Wick, Hackney

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

The practical family move

 

Schools 100%Safety 51/100Transport 44/100Yield 8.30%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
51
Schools
95
Transport
44
Environment
96
Investment
71

The bottom line

E9 5TL offers exceptional schools (100% Good/Outstanding) and a green environment at £267,500 median — strong value for Investors who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E9 5TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-48.6% vs London avg
vs London income-5.2% vs London avg
vs London crime+225.0% vs London avg

Deep-dive guides for E9 5TL

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

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“The practical family move”

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How E9 5TL 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 7 min walk

5 primaries · 3 secondaries · 1 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 671m

Crime is +225% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£267,500

Median sale price

Bottom 25% — 49% below London median

£267,500 is 49% below the London median (£520,000)

+73.9%

This year

Flat

Dominant type

Price history

5-year change
+0.9%
Sales (24 months)6
New build0.0%
Avg flat£267,500
Price per m²£5,515/m²
Price per ft²£512/ft²
Avg floor area50.2 m²

EPC breakdown

B
2%
C
44%
D
8%

Based on 54 properties · Confidence: high

Street mix

Terraced 6%Flat 94%

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£875
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,900

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

6.7×

Price-to-income

£1,338/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£125,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1995–2026 · CAGR

+4.7%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.3%

per year

Acceleration

+80.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 90 sales

Property Type Mix

Total: 90 sales

Terraced6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£69k-4.2%2.7
Post-dot-com plateau2001–2004£78k£123k+58.7%8.5
Pre-crash peak2005–2007£140k£169k+21.1%3
GFC & correction2008–2012£213k£170k-20.2%1.6
Help-to-Buy recovery2013–2016£146k£298k+104.5%1.2
Brexit uncertainty2017–2019£288k£280k-2.8%1.7
Pandemic surge2020–2021£325k£265k-18.5%1
Rate-rise correction2022–2023£335k£340k+1.5%2.5
Current market2024–2026£375k£300k-20%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
5.1%
District
6.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing6
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
7 min walk
HomertonNational Rail
7 min walk
Hackney Wick Rail StationMildmay
10 min walk
Hackney Central Rail StationMildmay
18 min walk
London Fields Rail StationGreater Anglia · Weaver
21 min walk
No bus stops within 400m

50

Walkability score

163

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

8

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)52
Nearest car park272m
Santander docks (800m)2
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Homerton Library Car Park· no
566m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 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

32 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 · 337 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

284

Parks (1km)

19

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Adam & Eve (463 m)

Nearest supermarketRiverside Supermarket · 620 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)

455m

Post office

Nearby shops

Kenworthy Supermarket119 m
VD News245 m
Victoria Park Local287 m
Premier352 m

Nearby cafes

Kahaila298 m
La Mela361 m
Selen Cafe446 m
The Cafe484 m

Nearby restaurants

Wick Fisheries144 m
Curry Pot147 m
Kasey's149 m
Mighty Munch154 m

Nearby pubs

The Adam & Eve463 m
The Spread Eagle464 m
The Eagle479 m
People's Park Tavern589 m

Nearby gyms

Victoria Park Fitness289 m
Victoria Park Harriers and Tower Hamlets Athletics Club297 m
My Local Pilates309 m
Strong + Bendy498 m

Nearby pharmacies

Bees Chemist153 m
Silverfields Pharmacy558 m
Bees Pharmacy1.1 km

Nearby health

Hackney Podiatry155 m
Wick Health Centre193 m
John Howard Centre337 m
VDental Smile Studio353 m
Food hygiene (5-star)47% of 58

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

71

Investment score

Strong

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
8.3% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

55.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route7,142m
Crossrail 2 route2,827m

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%
Price vs London-48.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
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)
4
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
St Mary of Eton Church, St Mary of Eton Church, Eastway, E9 5JA27 homes
completed
255, 255, CASSLAND ROAD, E9 5AJ20 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 (£267,500)

£875

Standard buyer

£0

First-time buyer

Save £875

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 5TL

Full postcodeE9 5TL
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.546624
Longitude-0.034833
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