Hackney Wick · Hackney · Hackney South and Shoreditch constituency · 51.54160, -0.03889

E9 7FA— Hackney Wick, Hackney

Location and area intelligence for E9 7FA, Hackney Wick, Hackney

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 43/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
71
Schools
100
Transport
43
Environment
96
Investment
45

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E9 7FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E9 7FA

🛡️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

“High-connectivity investment target”

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How E9 7FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Berger Primary School

Not yet inspected · 8 min walk

KS2: 105.6

★★★

Secondary

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 5 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 3 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 297.1%

-5% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime9%
Theft7%
Burglary6%
Drug offences5%
Robbery4%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 859m

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,412/m²
Price per ft²£781/ft²
Avg floor area74.3 m²

EPC breakdown

B
18%

Based on 18 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£185,750
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+6.6%

Total change

+77%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.0%

per year

Acceleration

+54.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£453k£453k+0%8
Pandemic surge2020–2021£438k£574k+31.2%1.5
Rate-rise correction2023–2023£610k£610k+0%1
Current market2025–2026£553k£801k+45%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
2.5%
District
1.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Mile End Underground StationCentral line
22.2 min walk
Homerton

Nearby stations

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

35

Walkability score

147

Footpaths (500m)

5

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf41 min ↓
City ★39 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)37
Nearest car park627m
Santander docks (800m)5
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Victoria Car Park· yes
725m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

40 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 716 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketRiverside Supermarket · 1.2 km
5 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

786m

Post office

Nearby shops

Cass Store244 m
Victoria Park Local339 m
Bradstock Supermarket393 m
Kenworthy Supermarket511 m

Nearby cafes

The Hub Cafe495 m
Fayre Share509 m
Blend Cafe Ltd527 m
Hash E8602 m

Nearby restaurants

Eko Bar & Restaurant460 m
Play Ldn467 m
Curry Pot479 m
Kasey's479 m

Nearby pubs

People's Park Tavern81 m
The Eagle458 m
The Kenton473 m
The Hawke500 m

Nearby gyms

Victoria Park Bowls Club207 m
My Local Pilates522 m
Victoria Park Harriers and Tower Hamlets Athletics Club530 m
Victoria Park Fitness532 m

Nearby pharmacies

Bees Chemist483 m
Silverfields Pharmacy818 m

Nearby health

Hackney Podiatry485 m
Wick Health Centre644 m
AF Dental665 m
John Howard Centre716 m
Food hygiene (5-star)46% of 48

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

45

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

40.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,517m
Crossrail 2 route2,604m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,239 nationally

1,585

Est. population

28,411/km²

54%

Employed

39%

Degree educated

£37,100

Median income

11.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

23%
25%
22%
19%
Under 1823%
18–3425%
35–4922%
50–6419%
65+11%

Tenure

77%
Own outright4%
Own (mortgage)8%
Private rent10%
Social rent77%
Shared ownership1%
Rent free0%

Ethnicity

33%
32%
White British33%
White Other10%
Asian11%
Black32%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household67%
Unemployed9%
No qualifications23%

Housing tenure (Census 2021)

Social rent77%
Private rent10%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
119 homes · 14-16, 14-16, Kenworthy Road, E9 5RB
Pipeline pressure
NONE

Named schemes (500m)

FORMER 6TH FORM CENTRE, FORMER 6TH FORM CENTRE, CASSLAND ROAD, E9 7AH38 homes
completed
Garages Site, Garages Site, Bradstock Road, Wick Road, E935 homes
completed
255, 255, CASSLAND ROAD, E9 5AJ20 homes
completed
Land fronting, Land fronting, Gascoyne Road, And Harrowgate Road, E9 7BN19 homes
completed
FORMER PUBLIC HOUSE, 295, FORMER PUBLIC HOUSE, 295, VICTORIA PARK ROAD, E913 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.8%
Ward turnout
38%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Aaron BriddonGreen
Tyrone ScottGreen
Jam AnkerGreen

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Key facts for E9 7FA

Full postcodeE9 7FA
Postcode districtE9
BoroughLondon Borough of Hackney
WardHackney Wick
Latitude51.541602
Longitude-0.038886
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