Victoria · Hackney · Hackney South and Shoreditch constituency · 51.54268, -0.04914

E9 7FJ— Victoria, Hackney

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

The practical family move

 

Schools 100%Safety 71/100Transport 51/100Yield 10.72%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
60
Safety
71
Schools
90
Transport
51
Environment
71
Investment
72

The bottom line

E9 7FJ offers exceptional schools (100% Good/Outstanding) and low crime at £207,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E9 7FJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London avg price-60.2% vs London avg
vs London income-13.8% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E9 7FJ

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

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“The practical family move”

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How E9 7FJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Orchard Primary School

Good · Inspected Nov 2021 · 3 min walk

KS2: 105.0

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 6 min walk

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

9 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

84.8 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 316.2%

-6% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime8%
Burglary8%
Theft6%
Drug offences3%
Robbery0%

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 · 756m

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£207,000

Median sale price

Bottom 25% — 60% below London median

£207,000 is 60% below the London median (£520,000)

-83.9%

This year

Flat

Dominant type

Price history

5-year change
-67.2%
Sales (24 months)5
New build0.0%
Avg flat£207,000
Price per m²£2,546/m²
Price per ft²£237/ft²
Avg floor area83.2 m²

EPC breakdown

B
25%
D
1%

Based on 26 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,210

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.7×

Price-to-income

£1,036/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£208,000
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2026 · CAGR

+-29.6%

Total change

-83%

Market Activity

Price Velocity & Acceleration

Current Velocity

-60.1%

per year

Acceleration

-3.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£631k£631k+0%11
Current market2025–2026£272k£109k-60.1%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-17.2% alpha

Flat/maisonette-17.2% α
Local
-18.9%
District
-1.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
8 min walk
Homerton Rail StationMildmay
8 min walk
HomertonNational Rail
8 min walk
Hackney Central Rail StationMildmay
9 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

62

Walkability score

239

Footpaths (500m)

4

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria46 min ↑
Waterloo52 min ↑
Canary Wharf ★39 min
City40 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

8

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)249
Nearest car park151m
Santander docks (800m)4
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
559m

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: 3.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 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

26 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 912 m
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

126

Parks (1km)

49

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

12

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 427 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

608m

Post office

Nearby shops

London Starnight474 m
Maan Ka Fook497 m
Hackney Meat Centre499 m
Bradstock Supermarket509 m

Nearby cafes

Well Street Kitchen140 m
Cafe Mosaic237 m
Beans & Bites343 m
Running Late439 m

Nearby restaurants

Market Fish Bar123 m
Perfect Fried Chicken127 m
Romeo's152 m
Shankey's190 m

Nearby pubs

The Gun219 m
La Camionera251 m
In Vino Veritas326 m
The Kenton363 m

Nearby gyms

The Refinery183 m
Anytime Fitness474 m
Xcelerate Gyms520 m
Fit This525 m

Nearby pharmacies

Sonigra Pharmacy437 m
Clockwork Pharmacy817 m
Silverfields Pharmacy883 m

Nearby health

Elsdale Street Surgery41 m
AF Dental185 m
The Greenhouse Practice612 m
The Lea Surgery770 m
Food hygiene (5-star)54% of 169

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

A

High street health

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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
10.7% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

40.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,278m
Crossrail 2 route1,884m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,817 nationally

1,815

Est. population

30,000/km²

50%

Employed

36%

Degree educated

£36,200

Median income

11.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

39

Community stability

Age profile

32%
23%
21%
16%
Under 1832%
18–3423%
35–4921%
50–6416%
65+8%

Tenure

73%
Own outright5%
Own (mortgage)9%
Private rent10%
Social rent73%
Shared ownership3%
Rent free0%

Ethnicity

19%
17%
40%
White British19%
White Other10%
Asian17%
Black40%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household68%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent73%
Private rent10%

vs. London

Income vs London-13.8%
Price vs London-60.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
40
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
7
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
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
29-53, 29-53, Chatham Place, E9 6LP173 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
Frampton Park Road, Hackney, E9 7PQ47 homes
completed
Lyme Grove House, Lyme Grove House, Lyme Grove, 28-36 Loddiges Road, London, E9 6PW36 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£207,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E9 7FJ

Full postcodeE9 7FJ
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.542681
Longitude-0.049136
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