Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53616, -0.05305

E9 7HF— Victoria, Hackney

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 56/100Yield 4.17%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
76
Safety
74
Schools
90
Transport
56
Environment
92
Investment
66

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E9 7HF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E9 7HF meets your needs.

Location

E9 7HF

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 7HF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E9 7HF with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How E9 7HF 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 · 4 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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 14 min walk

12 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 921m

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area70.4 m²

EPC breakdown

C
10%
D
11%
E
4%

Based on 25 properties · Confidence: medium

Street mix

Terraced 7%Flat 93%

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£176,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+10.1%

Total change

+1392%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.7%

per year

Acceleration

+25.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 56 sales

Property Type Mix

Total: 56 sales

Terraced5.4%
Flat/maisonette94.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£90k+50%2.8
Post-dot-com plateau2001–2004£115k£150k+30.4%2.7
Pre-crash peak2005–2007£193k£358k+85.6%3
GFC & correction2008–2012£209k£444k+112.9%1.3
Help-to-Buy recovery2013–2016£499k£650k+30.3%2.7
Brexit uncertainty2019–2019£725k£725k+0%1
Pandemic surge2020–2021£563k£400k-28.9%2.5
Rate-rise correction2022–2023£550k£895k+62.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
7.9%
District
8.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

51

Walkability score

179

Footpaths (500m)

14

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)

19

EV chargers (800m)

Total spaces (800m)25
Nearest car park162m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
615m
🅿️
Victoria Car Park· yes
740m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

30 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMile End Hospital · 1.4 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

56

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 835 m
1 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

586m

Post office

Nearby shops

Forno380 m
Whenever, whatever385 m
Co-op Food499 m
Yeast Bakery505 m

Nearby cafes

BLAS335 m
Mare Street Market Deli340 m
Bungalows Cafe340 m
Donny's384 m

Nearby restaurants

Caribbean-Kitchen298 m
Joy Po301 m
Turquoise Kitchen302 m
Bistrotheque311 m

Nearby pubs

The Victory244 m
Diddy's299 m
The Hemingway308 m
Bambi356 m

Nearby gyms

Studio Anatomy322 m
Xcelerate Gyms375 m
Basis442 m
F45 Training458 m

Nearby pharmacies

Sonigra Pharmacy430 m
Clarks Healthcare577 m
Borno610 m
Britannia Pharmacy903 m

Nearby health

CitySmile Dental Practice308 m
The Greenhouse Practice371 m
The Mission Practice590 m
London Fields Medical Centre594 m
Food hygiene (5-star)61% of 236

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

66

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

58.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,512m
Crossrail 2 route1,927m

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)
36
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
4
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)
88
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)

REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2168 homes
completed
NEW KINGSHOLD ESTATE, PHASES 1-3, NEW KINGSHOLD ESTATE, PHASES 1-3, KING EDWARD'S ROAD, E9148 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

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

Live in E9 7HF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E9 7HF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E9 7HF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E9 7HF

Full postcodeE9 7HF
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.536163
Longitude-0.053049
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