Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53762, -0.04245

E9 7BZ— Victoria, Hackney

Location and area intelligence for E9 7BZ, Victoria, Hackney

 

Schools 100%Safety 66/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
66
Schools
95
Transport
36
Environment
96
Investment
43

The bottom line

E9 7BZ 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 7BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E9 7BZ

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

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How E9 7BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lauriston School

Good · Inspected Jul 2023 · 3 min walk

KS2: 105.8

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 2 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 8 min walk

10 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

116.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 402.3%

+30% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour16%
Theft11%
Burglary8%
Vehicle crime7%
Drug offences4%
Robbery4%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E9 district median

£532,500

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,987/m²
Price per ft²£463/ft²
Avg floor area71 m²

EPC breakdown

B
2%
C
11%
D
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 3%Terraced 3%Flat 93%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£177,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+6.7%

Total change

+378%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.3%

per year

Acceleration

-117.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached3.6%
Terraced3.6%
Flat/maisonette92.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£71k£144k+103%7
Pre-crash peak2005–2006£84k£114k+35.7%1
GFC & correction2008–2011£284k£115k-59.4%2
Help-to-Buy recovery2014–2014£526k£526k+0%2
Pandemic surge2020–2020£211k£211k+0%2
Rate-rise correction2022–2022£419k£419k+0%2
Current market2025–2025£338k£338k+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
6.8%
District
5.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing18
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Mile End Underground StationCentral line
18 min walk
Homerton

Nearby stations

Homerton Rail StationMildmay
13 min walk
HomertonNational Rail
13 min walk
London Fields Rail StationWeaver · Greater Anglia
14 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
15 min walk
Hackney Wick Rail StationMildmay
17 min walk
No bus stops within 400m

43

Walkability score

158

Footpaths (500m)

9

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★33 min
City35 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

17

Car parks (800m)

9

EV chargers (800m)

Nearest car park240m
Santander docks (800m)9
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Victoria Car Park· yes
240m
🅿️
St James the Less Church Car Park· yes
770m

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 AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.7 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

NASH CHEMIST

817 COMMERCIAL ROAD, E14 7HG

37 min walk

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalJohn Howard Centre · 1.2 km
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

195

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 1.1 km
3 tennis courts2 swimming pools1 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)

182m

Post office

Nearby shops

Cass Store710 m
Old Ford Convenience Store728 m
Bradstock Supermarket755 m
Sunwave790 m

Nearby cafes

Fayre Share115 m
Hash E8130 m
Bagel On The Park167 m
The Hub Cafe465 m

Nearby restaurants

My Neighbours The Dumplings121 m
Best Kebab137 m
Lavang Spice142 m
Schnitzel Heaven - Victoria Park151 m

Nearby pubs

The Royal Inn on the Park111 m
The Hawke137 m
The Empress185 m
The Lauriston190 m

Nearby gyms

Victoria Park Bowls Club539 m
PureGym610 m
Re-Core Pilates629 m
The Refinery798 m

Nearby pharmacies

Bees Chemist989 m

Nearby health

Elsdale Street Surgery759 m
AF Dental800 m
Grove Road Surgery894 m
Family Dental Care919 m
Food hygiene (5-star)57% of 53

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

43

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route6,010m
Crossrail 2 route2,496m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,465 nationally

1,855

Est. population

20,331/km²

66%

Employed

54%

Degree educated

£37,100

Median income

7.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

34

Community stability

Age profile

20%
32%
21%
18%
Under 1820%
18–3432%
35–4921%
50–6418%
65+9%

Tenure

13%
28%
49%
Own outright8%
Own (mortgage)13%
Private rent28%
Social rent49%
Shared ownership2%
Rent free0%

Ethnicity

44%
17%
19%
White British44%
White Other17%
Asian5%
Black19%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household61%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent49%
Private rent28%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
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)

21-23A, 21-23A, WETHERELL ROAD, E921 homes
completed
ABBEYFIELD HOUSE, 107, ABBEYFIELD HOUSE, 107, LAURISTON ROAD, E9 7HJ15 homes
completed
LAURISTON HOUSE, THE LAURISTON CENTRE, LAURISTON HOUSE, THE LAURISTON CENTRE, LAURISTON ROAD, E914 homes
completed
FORMER LAURISTON PRIMARY SCHOOL ANNEX, FORMER LAURISTON PRIMARY SCHOOL ANNEX, RUTLAND ROAD, E914 homes
completed
Morpeth Road Garages, Morpeth Road Garages, Morpeth Road, E9 7LD12 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 7BZ

Full postcodeE9 7BZ
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.537624
Longitude-0.042445
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