Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54188, -0.04519

E9 7AS— Hackney Wick, Hackney

Location and area intelligence for E9 7AS, Hackney Wick, Hackney

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 48/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
66
Schools
95
Transport
48
Environment
96
Investment
63

The bottom line

E9 7AS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E9 7AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+88.0% vs London avg

Deep-dive guides for E9 7AS

🛡️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 7AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Orchard Primary School

Good · Inspected Nov 2021 · 4 min walk

KS2: 105.0

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 5 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 4 min walk

6 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

122.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 325.5%

+36% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Anti-social behaviour16%
Vehicle crime10%
Theft9%
Burglary6%
Robbery5%
Drug offences3%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 759m

Crime is +88% above London average

Property

Prices, sales volume and market trends

Avg floor area183.5 m²

EPC breakdown

C
2%
D
3%
E
2%
G
1%

Based on 8 properties · Confidence: low

Street mix

Semi 4%Terraced 96%

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£458,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+10.1%

Total change

+1382%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

-11.17

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached4%
Terraced96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£167k£240k+43.7%2.2
Post-dot-com plateau2004–2004£498k£498k+0%1
Pre-crash peak2006–2007£663k£900k+35.8%2
GFC & correction2009–2012£900k£945k+5%1
Help-to-Buy recovery2015–2015£1.57m£1.57m+0%3
Pandemic surge2020–2021£1.78m£2.10m+18%1.5
Rate-rise correction2022–2023£2.40m£2.48m+3.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.2%
District
10.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Bethnal GreenCentral line
21.1 min walk
Homerton

Nearby stations

Homerton Rail StationMildmay
8 min walk
HomertonNational Rail
8 min walk
London Fields Rail StationWeaver · Greater Anglia
11 min walk
Hackney Central Rail StationMildmay
12 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

53

Walkability score

202

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria46 min ↑
Waterloo52 min ↑
Canary Wharf ★39 min
City40 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)

14

EV chargers (800m)

Nearest car park338m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Victoria Car Park· yes
738m

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: 3.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

29 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 803 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

28

Restaurants (800m)

10

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 714 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

448m

Post office

Nearby shops

Bradstock Supermarket344 m
Cass Store441 m
Victoria Park Local643 m
London Starnight715 m

Nearby cafes

Well Street Kitchen251 m
Beans & Bites379 m
Fayre Share419 m
Cafe Mosaic476 m

Nearby restaurants

Huong246 m
Paulie's249 m
Market Fish Bar250 m
Perfect Fried Chicken251 m

Nearby pubs

The Kenton252 m
The Gun290 m
La Camionera311 m
In Vino Veritas361 m

Nearby gyms

The Refinery293 m
Victoria Park Bowls Club629 m
énergie Fitness632 m
Flo Yoga650 m

Nearby pharmacies

Sonigra Pharmacy629 m
Bees Chemist791 m
Silverfields Pharmacy824 m

Nearby health

AF Dental295 m
Elsdale Street Surgery299 m
The Lea Surgery743 m
The Greenhouse Practice797 m
Food hygiene (5-star)51% of 105

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

63

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 score20/100
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

40.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,332m
Crossrail 2 route2,170m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,214 nationally

1,917

Est. population

20,726/km²

63%

Employed

54%

Degree educated

£37,100

Median income

6.3%

Claimant rate

Inner cityVery high densityMixed

38

Community stability

Age profile

24%
31%
22%
15%
Under 1824%
18–3431%
35–4922%
50–6415%
65+8%

Tenure

13%
20%
27%
38%
Own outright13%
Own (mortgage)20%
Private rent27%
Social rent38%
Shared ownership1%
Rent free0%

Ethnicity

46%
17%
17%
White British46%
White Other17%
Asian7%
Black17%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine13%
No car household50%
Unemployed7%
No qualifications13%

Housing tenure (Census 2021)

Social rent38%
Private rent27%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
37
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
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
FORMER 6TH FORM CENTRE, FORMER 6TH FORM CENTRE, CASSLAND ROAD, E9 7AH38 homes
completed
FORMER SUB STATION, FORMER SUB STATION, BALCORNE STREET, E933 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, WELL STREET, ELSDALE STREET, MILBOURNE STREET, E928 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 7AS

Full postcodeE9 7AS
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.541878
Longitude-0.045190
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