Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53893, -0.04435

E9 7EE— Victoria, Hackney

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

 

Schools 100%Safety 69/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
63
Safety
69
Schools
95
Transport
38
Environment
96
Investment
39

The bottom line

E9 7EE 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 7EE

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 7EE

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

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How E9 7EE 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 · 7 min walk

8 primaries · 3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.1km

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£13,587/m²
Price per ft²£1,262/ft²
Avg floor area106 m²

EPC breakdown

C
4%
D
11%
E
5%

Based on 20 properties · Confidence: medium

Street mix

Terraced 45%Flat 55%

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£265,000
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.5%

Total change

+1045%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+26.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 50 sales

Property Type Mix

Total: 50 sales

Terraced46%
Flat/maisonette54%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£131k£194k+48.1%2.8
Post-dot-com plateau2001–2004£277k£385k+39.2%2.5
Pre-crash peak2005–2007£270k£385k+42.6%1.7
GFC & correction2008–2012£645k£500k-22.5%1.6
Help-to-Buy recovery2013–2016£1.28m£833k-34.7%1.7
Brexit uncertainty2018–2019£1.29m£1.23m-4.7%2
Current market2025–2025£1.50m£1.50m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.5% alpha

Weakest performer

Terraced

-1.1% alpha

Flat/maisonette+2.5% α
Local
12.8%
District
10.3%
Terraced-1.1% α
Local
9.5%
District
10.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
17.9 min walk
Homerton

Nearby stations

Homerton Rail StationMildmay
11 min walk
HomertonNational Rail
11 min walk
London Fields Rail StationWeaver · Greater Anglia
12 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
15 min walk
Hackney Central Rail StationMildmay
15 min walk
No bus stops within 400m

45

Walkability score

181

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

9

Car parks (800m)

10

EV chargers (800m)

Nearest car park336m
Santander docks (800m)7
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Victoria Car Park· yes
408m

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 — 3.5 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

39 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.1 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

134

Parks (1km)

23

Restaurants (800m)

7

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 908 m
1 tennis courts1 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)

130m

Post office

Nearby shops

Bradstock Supermarket625 m
Cass Store630 m
Victoria Park Local799 m
Sunwave875 m

Nearby cafes

Fayre Share89 m
Hash E8174 m
Bagel On The Park268 m
BLAS510 m

Nearby restaurants

Lavang Spice62 m
My Neighbours The Dumplings85 m
Best Kebab96 m
Okko104 m

Nearby pubs

The Hawke63 m
Bar Bruno95 m
The Lauriston132 m
The Empress221 m

Nearby gyms

Victoria Park Bowls Club586 m
The Refinery611 m
Xcelerate Gyms705 m
Anytime Fitness753 m

Nearby pharmacies

Sonigra Pharmacy663 m
Silverfields Pharmacy1.1 km

Nearby health

Elsdale Street Surgery563 m
AF Dental613 m
Family Dental Care1.0 km
Wick Health Centre1.1 km
Food hygiene (5-star)55% 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

39

Investment score

Weak

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

36.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route6,074m
Crossrail 2 route2,320m

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)
25
Live planning apps (800m)
10
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 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
Former Redruth Library site, 103, Former Redruth Library site, 103, Redruth Road, and Victoria Park Road, E9 7JZ19 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 7EE

Full postcodeE9 7EE
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.538932
Longitude-0.044350
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