Victoria · Hackney · Hackney South and Shoreditch constituency · 51.54030, -0.04344

E9 7DR— Victoria, Hackney

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

 

Schools 100%Safety 69/100Transport 40/100Yield 4.17%

Best for: Families

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

Liveability
64
Safety
69
Schools
95
Transport
40
Environment
96
Investment
50

The bottom line

E9 7DR 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 7DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for E9 7DR

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

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How E9 7DR 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 · 5 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.9 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 245.0%

+12% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour20%
Vehicle crime11%
Theft9%
Drug offences5%
Robbery5%
Burglary1%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 930m

Crime is +55% above London average

Property

Prices, sales volume and market trends

Avg floor area69.1 m²

EPC breakdown

A
1%
C
5%
D
6%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Terraced 71%Detached 7%Flat 21%

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£172,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.9%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

-67.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Detached7.1%
Terraced71.4%
Flat/maisonette21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£350k+204.3%1.2
Post-dot-com plateau2002–2002£420k£420k+0%3
Pre-crash peak2007–2007£425k£425k+0%1
GFC & correction2011–2011£835k£835k+0%2
Pandemic surge2020–2020£1.30m£1.30m+0%1
Rate-rise correction2022–2022£1.15m£1.15m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
11.9%
District
11.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

46

Walkability score

186

Footpaths (500m)

7

Santander docks (800m)

0.3 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)

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 park447m
Santander docks (800m)7
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Victoria Car Park· yes
542m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 — 3.4 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

41 min walk

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalJohn Howard Centre · 910 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

24

Restaurants (800m)

9

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 888 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

295m

Post office

Nearby shops

Bradstock Supermarket463 m
Cass Store468 m
Victoria Park Local644 m
Kenworthy Supermarket804 m

Nearby cafes

Fayre Share234 m
Hash E8332 m
Bagel On The Park423 m
Well Street Kitchen463 m

Nearby restaurants

Lavang Spice215 m
My Neighbours The Dumplings234 m
Best Kebab255 m
Okko268 m

Nearby pubs

The Hawke213 m
Bar Bruno256 m
The Lauriston296 m
The Empress383 m

Nearby gyms

Victoria Park Bowls Club493 m
The Refinery506 m
énergie Fitness803 m
Flo Yoga832 m

Nearby pharmacies

Sonigra Pharmacy716 m
Bees Chemist797 m
Silverfields Pharmacy962 m

Nearby health

Elsdale Street Surgery496 m
AF Dental508 m
Hackney Podiatry801 m
Wick Health Centre886 m
Food hygiene (5-star)52% of 88

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

50

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 score19/100
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

31.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,238m
Crossrail 2 route2,332m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,202 nationally

1,368

Est. population

11,456/km²

55%

Employed

49%

Degree educated

£37,100

Median income

6.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

21%
22%
23%
22%
13%
Under 1821%
18–3422%
35–4923%
50–6422%
65+13%

Tenure

17%
15%
14%
52%
Own outright17%
Own (mortgage)15%
Private rent14%
Social rent52%
Shared ownership2%
Rent free0%

Ethnicity

50%
15%
19%
White British50%
White Other15%
Asian6%
Black19%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household54%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent51%
Private rent15%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
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
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
FORMER TECHNICAL COLLEGE, FORMER TECHNICAL COLLEGE, CASSLAND ROAD, E924 homes
completed
21-23A, 21-23A, WETHERELL ROAD, E921 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 7DR

Full postcodeE9 7DR
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.540302
Longitude-0.043441
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