Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53573, -0.05552

E9 7EX— Victoria, Hackney

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 58/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
76
Safety
74
Schools
90
Transport
58
Environment
92
Investment
53

The bottom line

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

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Location

E9 7EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for E9 7EX

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

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Postcode Personality

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

“High-connectivity investment target”

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How E9 7EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Mowlem Primary School

Not yet inspected · 3 min walk

KS2: 103.2

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 12 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 16 min walk

14 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.4 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 231.0%

-26% vs borough

Crime by type

Other27%
Theft18%
Anti-social behaviour16%
Violence & sexual offences13%
Vehicle crime11%
Burglary9%
Robbery4%
Drug offences2%

Stop & search

0.7

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: Bethnal Green Fire Station · 887m

Crime is +2% 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£8,446/m²
Price per ft²£785/ft²
Avg floor area65.5 m²

EPC breakdown

C
10%
D
6%

Based on 16 properties · Confidence: medium

Street mix

Semi 9%Terraced 35%Flat 57%

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£163,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.6%

per year

Acceleration

-51.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached9.5%
Terraced38.1%
Flat/maisonette52.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£105k£128k+21.4%1.8
Post-dot-com plateau2001–2003£175k£198k+12.9%2.3
Pre-crash peak2006–2007£195k£425k+117.9%1
Brexit uncertainty2018–2018£712k£712k+0%2
Pandemic surge2021–2021£825k£825k+0%1
Current market2025–2025£531k£531k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+15.3% alpha

Flat/maisonette+15.3% α
Local
31.2%
District
15.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal Green Underground StationCentral line
11.4 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
5 min walk
Cambridge Heath (London)National Rail
5 min walk
London Fields Rail StationWeaver · Greater Anglia
8 min walk
Bethnal Green Underground StationCentral
12 min walk
Hackney Central Rail StationMildmay
16 min walk
No bus stops within 400m

58

Walkability score

217

Footpaths (500m)

15

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria42 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City ★25 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

19

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)36
Nearest car park86m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
694m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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

29 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMile End Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

148

Parks (1km)

75

Restaurants (800m)

38

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

18

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 872 m
1 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

453m

Post office

Nearby shops

Forno211 m
Yeast Bakery329 m
Whenever, whatever356 m
Co-op Food388 m

Nearby cafes

Mare Street Market Deli253 m
Bungalows Cafe286 m
Donny's296 m
Paradox Coffee305 m

Nearby restaurants

Caribbean-Kitchen163 m
Joy Po181 m
Turquoise Kitchen184 m
Bistrotheque185 m

Nearby pubs

The Victory118 m
Diddy's166 m
The Last Tuesday Society186 m
Netil360259 m

Nearby gyms

Studio Anatomy266 m
Basis352 m
Climbing District355 m
Fitness4Less361 m

Nearby pharmacies

Clarks Healthcare429 m
Sonigra Pharmacy492 m
Borno522 m
Britannia Pharmacy921 m

Nearby health

CitySmile Dental Practice131 m
The Greenhouse Practice369 m
London Fields Medical Centre434 m
The Mission Practice498 m
Food hygiene (5-star)61% of 307

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

53

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 score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

69.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,387m
Crossrail 2 route1,821m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,409 nationally

1,446

Est. population

12,401/km²

71%

Employed

66%

Degree educated

£48,900

Median income

2.9%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

19%
26%
27%
16%
Under 1819%
18–3426%
35–4927%
50–6416%
65+11%

Tenure

18%
19%
31%
31%
Own outright18%
Own (mortgage)19%
Private rent31%
Social rent31%
Shared ownership1%

Ethnicity

47%
24%
White British47%
White Other24%
Asian10%
Black8%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household55%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Social rent31%
Private rent31%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
8
Major developments (800m)
2
Planning apps (3 years)
9
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)
76
Largest scheme
168 homes · REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2
Pipeline pressure
NONE

Named schemes (500m)

REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2168 homes
completed
NEW KINGSHOLD ESTATE - PHASE 7, NEW KINGSHOLD ESTATE - PHASE 7, KINGSHOLD ROAD, E9128 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 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 7EX

Full postcodeE9 7EX
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.535728
Longitude-0.055518
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