Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53990, -0.04447

E9 7DY— Victoria, Hackney

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

The family fortress

 

Schools 100%Safety 78/100Transport 48/100Yield 4.17%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
78
Schools
95
Transport
48
Environment
96
Investment
60

The bottom line

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

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Location

E9 7DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.7% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for E9 7DY

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

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Postcode Personality

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“The family fortress”

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How E9 7DY 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 · 5 min walk

9 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

46.8 incidents per 1,000 residents

Better than 65% of London
↑ Rising 435.7%

from a low base — still below London average

-48% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour17%
Theft8%
Drug offences7%
Robbery7%
Burglary7%
Vehicle crime3%

Stop & search

1.3

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 · 975m

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area58 m²

EPC breakdown

C
35%
D
11%
E
2%

Based on 48 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£145,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, 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

2002–2021 · CAGR

+6.4%

Total change

+226%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.0%

per year

Acceleration

+34.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£115k£115k+0%1
Pre-crash peak2005–2005£145k£145k+0%1
Help-to-Buy recovery2014–2015£313k£250k-20%1.5
Brexit uncertainty2018–2018£266k£266k+0%1
Pandemic surge2021–2021£375k£375k+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
2.6%
District
3.9%

CAGR over 7yr 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 4

Good

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

Nearby stations

Homerton Rail StationMildmay
10 min walk
HomertonNational Rail
10 min walk
London Fields Rail StationWeaver · Greater Anglia
12 min walk
Hackney Central Rail StationMildmay
14 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

47

Walkability score

188

Footpaths (500m)

7

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

13

EV chargers (800m)

Nearest car park363m
Santander docks (800m)7
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Victoria Car Park· yes
512m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 3.0 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

31 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalJohn Howard Centre · 978 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

128

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 844 m
2 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)

231m

Post office

Nearby shops

Bradstock Supermarket523 m
Cass Store546 m
Victoria Park Local727 m
London Starnight767 m

Nearby cafes

Fayre Share193 m
Hash E8282 m
Bagel On The Park376 m
Well Street Kitchen461 m

Nearby restaurants

Lavang Spice168 m
My Neighbours The Dumplings190 m
Best Kebab204 m
Okko210 m

Nearby pubs

The Hawke168 m
Bar Bruno186 m
The Lauriston231 m
The Empress326 m

Nearby gyms

The Refinery509 m
Victoria Park Bowls Club569 m
Xcelerate Gyms697 m
Anytime Fitness729 m

Nearby pharmacies

Sonigra Pharmacy644 m
Bees Chemist880 m
Silverfields Pharmacy1.0 km

Nearby health

Elsdale Street Surgery474 m
AF Dental511 m
Hackney Podiatry884 m
The Lea Surgery953 m
Food hygiene (5-star)53% of 83

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

60

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 score17/100
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

28.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,164m
Crossrail 2 route2,277m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,019 nationally

1,602

Est. population

16,484/km²

56%

Employed

42%

Degree educated

£37,100

Median income

10.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

24%
25%
21%
18%
Under 1824%
18–3425%
35–4921%
50–6418%
65+12%

Tenure

16%
63%
Own outright8%
Own (mortgage)11%
Private rent16%
Social rent63%
Shared ownership2%
Rent free1%

Ethnicity

29%
31%
White British29%
White Other13%
Asian12%
Black31%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household61%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent63%
Private rent16%

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)
12
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 7DY

Full postcodeE9 7DY
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.539896
Longitude-0.044468
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
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