Victoria · Hackney · Hackney South and Shoreditch constituency · 51.54262, -0.05091

E9 6PP— Victoria, Hackney

Location and area intelligence for E9 6PP, Victoria, Hackney

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 56/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
71
Schools
90
Transport
56
Environment
75
Investment
64

The bottom line

E9 6PP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E9 6PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-13.8% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E9 6PP

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

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“High-connectivity investment target”

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How E9 6PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Orchard Primary School

Good · Inspected Nov 2021 · 3 min walk

KS2: 105.0

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 4 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 8 min walk

9 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

84.8 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 316.2%

-6% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime8%
Burglary8%
Theft6%
Drug offences3%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 827m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area66.9 m²

EPC breakdown

B
1%
C
23%
D
9%
F
1%

Based on 34 properties · Confidence: high

Street mix

Flat 100%

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
Rebuild cost estimate£167,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2022 · CAGR

+8.7%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.7%

per year

Acceleration

-0.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£77k£77k+0%1
Pre-crash peak2006–2006£152k£152k+0%2
GFC & correction2008–2011£210k£161k-23.3%1
Help-to-Buy recovery2015–2016£384k£350k-8.9%1.5
Pandemic surge2021–2021£394k£394k+0%2
Rate-rise correction2022–2022£440k£440k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.5%
District
6.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal GreenCentral line
20.9 min walk
Hackney Central

Nearby stations

London Fields Rail StationGreater Anglia · Weaver
6 min walk
Hackney Central Rail StationMildmay
8 min walk
Hackney CentralNational Rail
8 min walk
Homerton Rail StationMildmay
10 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
12 min walk
No bus stops within 400m

63

Walkability score

279

Footpaths (500m)

3

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria41 min ↑
Waterloo45 min ↑
Canary Wharf39 min ↓
City ★31 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

9

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)249
Nearest car park140m
Santander docks (800m)3
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
502m

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: 2.9 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 km

Energy

Solar: 850 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

24 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 968 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

62

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

16

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gun (317 m)

Nearest supermarketGrains & Green · 311 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

669m

Post office

Nearby shops

London Starnight361 m
Maan Ka Fook428 m
Hackney Meat Centre429 m
Pophams Bakery478 m

Nearby cafes

Cafe Mosaic141 m
Well Street Kitchen248 m
Running Late316 m
HOME334 m

Nearby restaurants

Market Fish Bar232 m
Perfect Fried Chicken236 m
Romeo's259 m
Shankey's293 m

Nearby pubs

The Gun317 m
V Bar326 m
Heart of Hackney335 m
La Camionera345 m

Nearby gyms

The Refinery277 m
Anytime Fitness370 m
Fit This419 m
Xcelerate Gyms435 m

Nearby pharmacies

Sonigra Pharmacy351 m
Clockwork Pharmacy769 m

Nearby health

Elsdale Street Surgery136 m
AF Dental278 m
The Greenhouse Practice520 m
Clockwork Private Health Centre766 m
Food hygiene (5-star)57% of 203

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

64

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

40.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,213m
Crossrail 2 route1,765m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,817 nationally

1,815

Est. population

30,000/km²

50%

Employed

36%

Degree educated

£36,200

Median income

11.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

39

Community stability

Age profile

32%
23%
21%
16%
Under 1832%
18–3423%
35–4921%
50–6416%
65+8%

Tenure

73%
Own outright5%
Own (mortgage)9%
Private rent10%
Social rent73%
Shared ownership3%
Rent free0%

Ethnicity

19%
17%
40%
White British19%
White Other10%
Asian17%
Black40%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household68%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent73%
Private rent10%

vs. London

Income vs London-13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
9
Major developments (800m)
3
Planning apps (3 years)
12
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
282 homes · NEW KINGSHOLD ESTATE AND SITES REAR OF, NEW KINGSHOLD ESTATE AND SITES REAR OF, KING EDWARD'S ROAD, MOULINS ROAD (2-12), HOLCROFT RD. (2-12), E9
Pipeline pressure
NONE

Named schemes (500m)

NEW KINGSHOLD ESTATE AND SITES REAR OF, NEW KINGSHOLD ESTATE AND SITES REAR OF, KING EDWARD'S ROAD, MOULINS ROAD (2-12), HOLCROFT RD. (2-12), E9282 homes
completed
29-53, 29-53, Chatham Place, E9 6LP173 homes
completed
NEW KINGSHOLD ESTATE, PHASES 1-3, NEW KINGSHOLD ESTATE, PHASES 1-3, KING EDWARD'S ROAD, E9148 homes
completed
James Taylor Building & sites A & C, Morningside Estate, James Taylor Building & sites A & C, Morningside Estate, Collent Street, and Cresset Road, E9 6SG69 homes
completed
48 - 50, 48 - 50, Well Street, 30 - 32 Shore Road, E9 7PX47 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.3%
Ward turnout
42%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Rolf DekkerGreen
Joanna SumnerLabour
Daniel ReaLabour

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Key facts for E9 6PP

Full postcodeE9 6PP
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.542620
Longitude-0.050913
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