Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54227, -0.04054

E9 7BJ— Hackney Wick, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 44/100Yield 4.17%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
71
Schools
100
Transport
44
Environment
96
Investment
54

The bottom line

E9 7BJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E9 7BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E9 7BJ

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E9 7BJ 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 · 6 min walk

KS2: 105.6

★★★

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 297.1%

-5% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime9%
Theft7%
Burglary6%
Drug offences5%
Robbery4%

Stop & search

0.6

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 · 748m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area53.4 m²

EPC breakdown

C
6%
D
3%
E
1%

Based on 10 properties · Confidence: medium

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£133,500
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 CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2021 · CAGR

+8.3%

Total change

+397%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.1%

per year

Acceleration

-94.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£83k£83k+0%3
Pre-crash peak2005–2006£138k£215k+56.4%1
GFC & correction2008–2012£200k£315k+57.5%1.2
Help-to-Buy recovery2013–2013£290k£290k+0%1
Brexit uncertainty2019–2019£510k£510k+0%1
Pandemic surge2021–2021£413k£413k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
8.3%
District
7%

CAGR over 20yr 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
Mile End Underground StationCentral line
23.4 min walk
Homerton

Nearby stations

Homerton Rail StationMildmay
7 min walk
HomertonNational Rail
7 min walk
Hackney Wick Rail StationMildmay
14 min walk
London Fields Rail StationWeaver · Greater Anglia
15 min walk
Hackney Central Rail StationMildmay
15 min walk
No bus stops within 400m

38

Walkability score

135

Footpaths (500m)

3

Santander docks (800m)

0.1 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

7

Car parks (800m)

12

EV chargers (800m)

Nearest car park568m
Santander docks (800m)3
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Homerton Library Car Park· no
758m
🅿️
Victoria Car Park· yes
768m

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: 3.4 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

39 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 649 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

30

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketRiverside Supermarket · 1.2 km
5 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

582m

Post office

Nearby shops

Cass Store178 m
Bradstock Supermarket269 m
Victoria Park Local348 m
Kenworthy Supermarket507 m

Nearby cafes

Blend Cafe Ltd419 m
Fayre Share505 m
Well Street Kitchen513 m
Beans & Bites517 m

Nearby restaurants

Play Ldn356 m
Eko Bar & Restaurant464 m
Huong473 m
Paulie's473 m

Nearby pubs

People's Park Tavern208 m
The Kenton336 m
The Eagle353 m
The Hawke490 m

Nearby gyms

Victoria Park Bowls Club344 m
The Refinery529 m
My Local Pilates590 m
Victoria Park Harriers and Tower Hamlets Athletics Club595 m

Nearby pharmacies

Bees Chemist501 m
Silverfields Pharmacy730 m

Nearby health

Hackney Podiatry506 m
AF Dental530 m
Elsdale Street Surgery598 m
Wick Health Centre603 m
Food hygiene (5-star)53% of 96

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

E

High street health

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score18/100
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

36.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,526m
Crossrail 2 route2,477m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,239 nationally

1,585

Est. population

28,411/km²

54%

Employed

39%

Degree educated

£37,100

Median income

11.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

23%
25%
22%
19%
Under 1823%
18–3425%
35–4922%
50–6419%
65+11%

Tenure

77%
Own outright4%
Own (mortgage)8%
Private rent10%
Social rent77%
Shared ownership1%
Rent free0%

Ethnicity

33%
32%
White British33%
White Other10%
Asian11%
Black32%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household67%
Unemployed9%
No qualifications23%

Housing tenure (Census 2021)

Social rent77%
Private rent10%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
6
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
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)

FORMER 6TH FORM CENTRE, FORMER 6TH FORM CENTRE, CASSLAND ROAD, E9 7AH38 homes
completed
Garages Site, Garages Site, Bradstock Road, Wick Road, E935 homes
completed
Homerton Baptist Church, Homerton Baptist Church, Barnabas Road, E9 5SD24 homes
completed
Land fronting, Land fronting, Gascoyne Road, And Harrowgate Road, E9 7BN19 homes
completed
FORMER PUBLIC HOUSE, 295, FORMER PUBLIC HOUSE, 295, VICTORIA PARK ROAD, E913 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 7BJ

Full postcodeE9 7BJ
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.542268
Longitude-0.040544
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