Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53746, -0.04760

E9 7JL— Victoria, Hackney

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

 

Schools 100%Safety 66/100Transport 39/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
63
Safety
66
Schools
95
Transport
39
Environment
96
Investment
54

The bottom line

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

The catches: very high noise — check proximity to rail lines and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E9 7JL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E9 7JL

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

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Postcode Personality

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How E9 7JL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lauriston School

Good · Inspected Jul 2023 · 2 min walk

KS2: 105.8

★★★

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

116.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 402.3%

+30% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour16%
Theft11%
Burglary8%
Vehicle crime7%
Drug offences4%
Robbery4%

Stop & search

2.2

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 · 1.1km

Crime is +79% above London average

Property

Prices, sales volume and market trends

Avg floor area71.7 m²

EPC breakdown

C
12%
D
12%

Based on 24 properties · Confidence: medium

Street mix

Terraced 29%Flat 69%Other 3%

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£179,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+13%

Total change

+2638%

Market Activity

Price Velocity & Acceleration

Current Velocity

+252.3%

per year

Acceleration

+239.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Terraced31.3%
Flat/maisonette68.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£240k+220%3
Post-dot-com plateau2002–2004£235k£525k+123.6%3
Pre-crash peak2005–2007£272k£690k+153.7%1.7
GFC & correction2009–2011£341k£245k-28.1%1
Help-to-Buy recovery2015–2015£770k£770k+0%1
Brexit uncertainty2018–2018£1.00m£1.00m+0%1
Pandemic surge2020–2021£519k£583k+12.4%1.5
Rate-rise correction2023–2023£2.05m£2.05m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
8.6%
District
8.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing34
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Bethnal GreenCentral line
14.9 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

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

48

Walkability score

245

Footpaths (500m)

8

Santander docks (800m)

0.3 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

21

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)17
Nearest car park110m
Santander docks (800m)8
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Victoria Car Park· yes
421m
🅿️
St James the Less Church Car Park· yes
649m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.6 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

31 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

16

Restaurants (800m)

10

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 856 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)

182m

Post office

Nearby shops

Whenever, whatever638 m
London Starnight667 m
Sunwave677 m
Brothers Food Store & Off Licence683 m

Nearby cafes

Hash E8231 m
BLAS264 m
Bagel On The Park265 m
Fayre Share276 m

Nearby restaurants

Ace Pizza191 m
Chambers201 m
Okko214 m
Schnitzel Heaven - Victoria Park217 m

Nearby pubs

The Hemingway97 m
The Lauriston175 m
Bar Bruno187 m
The Empress194 m

Nearby gyms

Xcelerate Gyms525 m
Anytime Fitness608 m
Studio Anatomy627 m
PureGym713 m

Nearby pharmacies

Sonigra Pharmacy512 m
Borno931 m
Britannia Pharmacy1.0 km

Nearby health

The Greenhouse Practice592 m
Elsdale Street Surgery630 m
CitySmile Dental Practice710 m
AF Dental733 m
Food hygiene (5-star)56% of 80

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

54

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

31.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,821m
Crossrail 2 route2,178m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,465 nationally

1,855

Est. population

20,331/km²

66%

Employed

54%

Degree educated

£37,100

Median income

7.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

34

Community stability

Age profile

20%
32%
21%
18%
Under 1820%
18–3432%
35–4921%
50–6418%
65+9%

Tenure

13%
28%
49%
Own outright8%
Own (mortgage)13%
Private rent28%
Social rent49%
Shared ownership2%
Rent free0%

Ethnicity

44%
17%
19%
White British44%
White Other17%
Asian5%
Black19%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household61%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent49%
Private rent28%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
29
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
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
FORMER SUB STATION, FORMER SUB STATION, BALCORNE STREET, E933 homes
completed
Former Redruth Library site, 103, Former Redruth Library site, 103, Redruth Road, and Victoria Park Road, E9 7JZ19 homes
completed
ABBEYFIELD HOUSE, 107, ABBEYFIELD HOUSE, 107, LAURISTON ROAD, E9 7HJ15 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 7JL

Full postcodeE9 7JL
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.537458
Longitude-0.047600
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