Victoria · Hackney · Hackney South and Shoreditch constituency · 51.54008, -0.05016

E9 7JF— Victoria, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 52/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
78
Schools
90
Transport
52
Environment
96
Investment
61

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E9 7JF

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 7JF

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

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“The family fortress”

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How E9 7JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John of Jerusalem Church of England Primary School

Good · Inspected Nov 2022 · 0 min walk

KS2: 107.8

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 7 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 9 min walk

10 primaries · 4 secondaries · 0 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.0km

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area85.7 m²

EPC breakdown

C
14%
D
2%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 53%Flat 47%

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£214,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1999–2021 · CAGR

+8%

Total change

+447%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-95.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Terraced52.6%
Flat/maisonette47.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£80k£80k+0%5
Post-dot-com plateau2001–2004£154k£195k+26.6%1.3
Pre-crash peak2005–2006£211k£178k-15.6%2
GFC & correction2009–2011£238k£280k+17.6%1
Help-to-Buy recovery2014–2016£605k£250k-58.7%1
Brexit uncertainty2018–2018£470k£470k+0%1
Pandemic surge2021–2021£435k£435k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+25.6% alpha

Weakest performer

Flat/maisonette

+2.6% alpha

Terraced+25.6% α
Local
39.2%
District
13.6%
Flat/maisonette+2.6% α
Local
14.1%
District
11.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
17.6 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
7 min walk
London FieldsNational Rail
7 min walk
Hackney Central Rail StationMildmay
11 min walk
Homerton Rail StationMildmay
12 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

55

Walkability score

216

Footpaths (500m)

5

Santander docks (800m)

0.4 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

10

Car parks (800m)

20

EV chargers (800m)

Total spaces (800m)249
Nearest car park148m
Santander docks (800m)5
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Victoria Car Park· yes
742m
🅿️
Tesco Customer Car Park249 spaces· no
783m

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: 2.7 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

27 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

46

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 518 m
1 tennis courts

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)

433m

Post office

Nearby shops

London Starnight376 m
Whenever, whatever461 m
E5 Bakehouse527 m
The Fine Cider Company534 m

Nearby cafes

Cafe Mosaic210 m
Cloudy Sips273 m
Number One Cafe282 m
Dribble Tea311 m

Nearby restaurants

Jijigo360 m
Green Papaya388 m
New Taste396 m
Chan's Noodle Bar397 m

Nearby pubs

The Hemingway334 m
Bar Bruno392 m
Helgi's400 m
Rasputin's411 m

Nearby gyms

Xcelerate Gyms310 m
Anytime Fitness334 m
The Refinery473 m
Studio Anatomy502 m

Nearby pharmacies

Sonigra Pharmacy249 m
Clockwork Pharmacy1.1 km
Borno1.1 km

Nearby health

Elsdale Street Surgery339 m
The Greenhouse Practice404 m
AF Dental475 m
CitySmile Dental Practice707 m
Food hygiene (5-star)57% of 155

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

61

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 score23/100
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

39.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,991m
Crossrail 2 route1,898m

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
No
Article 4 area
No
Listed buildings (800m)
30
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
5
Major developments (800m)
3
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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
NEW KINGSHOLD ESTATE - PHASE 7, NEW KINGSHOLD ESTATE - PHASE 7, KINGSHOLD ROAD, E9128 homes
completed
48 - 50, 48 - 50, Well Street, 30 - 32 Shore Road, E9 7PX47 homes
completed
Frampton Park Road, Hackney, E9 7PQ47 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 7JF

Full postcodeE9 7JF
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.540081
Longitude-0.050156
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