Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53996, -0.04720

E9 7EZ— Victoria, Hackney

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

The family fortress

 

Schools 100%Safety 78/100Transport 47/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
78
Schools
95
Transport
47
Environment
96
Investment
60

The bottom line

E9 7EZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E9 7EZ

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 7EZ

🛡️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

“The family fortress”

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How E9 7EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Orchard Primary School

Good · Inspected Nov 2021 · 2 min walk

KS2: 105.0

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 4 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 7 min walk

10 primaries · 4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 993m

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

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£153,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, 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

2005–2020 · CAGR

+9.6%

Total change

+295%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

+1.62

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 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
Pre-crash peak2005–2005£129k£129k+0%1
GFC & correction2008–2012£245k£320k+30.6%1
Help-to-Buy recovery2013–2014£250k£435k+74%1
Brexit uncertainty2017–2017£468k£468k+0%1
Pandemic surge2020–2020£510k£510k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
18.1 min walk
Homerton

Nearby stations

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

50

Walkability score

201

Footpaths (500m)

7

Santander docks (800m)

0.5 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)

16

EV chargers (800m)

Nearest car park218m
Santander docks (800m)7
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Victoria Car Park· yes
599m

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: 2.8 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

29 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 680 m
1 tennis courts

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)

278m

Post office

Nearby shops

London Starnight579 m
Bradstock Supermarket599 m
Whenever, whatever657 m
Cass Store676 m

Nearby cafes

Fayre Share305 m
Hash E8353 m
Cafe Mosaic380 m
Well Street Kitchen398 m

Nearby restaurants

Lavang Spice278 m
Okko280 m
Schnitzel Heaven - Victoria Park291 m
Best Kebab292 m

Nearby pubs

Bar Bruno228 m
The Lauriston273 m
The Hawke283 m
The Hemingway331 m

Nearby gyms

The Refinery454 m
Xcelerate Gyms509 m
Anytime Fitness539 m
Studio Anatomy686 m

Nearby pharmacies

Sonigra Pharmacy454 m
Silverfields Pharmacy1.1 km

Nearby health

Elsdale Street Surgery367 m
AF Dental456 m
The Greenhouse Practice601 m
The Lea Surgery986 m
Food hygiene (5-star)52% of 89

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 score18/100
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

30.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,078m
Crossrail 2 route2,095m

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)
23
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
3
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
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
NEW KINGSHOLD ESTATE, PHASES 1-3, NEW KINGSHOLD ESTATE, PHASES 1-3, KING EDWARD'S ROAD, E9148 homes
completed
James Taylor Building & sites A & C, Morningside Estate, James Taylor Building & sites A & C, Morningside Estate, Collent Street, and Cresset Road, E9 6SG69 homes
completed
FORMER SUB STATION, FORMER SUB STATION, BALCORNE STREET, E933 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, WELL STREET, ELSDALE STREET, MILBOURNE STREET, E928 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 7EZ

Full postcodeE9 7EZ
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.539960
Longitude-0.047205
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