Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53802, -0.04608

E9 7JN— Victoria, Hackney

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

The family fortress

 

Schools 100%Safety 66/100Transport 36/100Low yield 3.25%

Best for: Families

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

Liveability
62
Safety
66
Schools
95
Transport
36
Environment
96
Investment
38

The bottom line

E9 7JN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £682,500 median — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E9 7JN

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 avg price+31.2% vs London avg
vs London income-11.7% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E9 7JN

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E9 7JN 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 · 3 min walk

P8: +1.55A8: 65.4

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 · 8 min walk

10 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

£682,500

Median sale price

Above London median by 31%

£682,500 is 31% above the London median (£520,000)

-10.1%

This year

Flat

Dominant type

Price history

5-year change
-3.5%
Sales (24 months)8
New build0.0%
Avg terraced£1,205,500
Avg flat£682,500
Price per m²£8,243/m²
Price per ft²£766/ft²
Avg floor area86.8 m²

EPC breakdown

B
1%
C
23%
D
28%
E
5%

Based on 57 properties · Confidence: high

Street mix

Terraced 27%Flat 72%Other 1%

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£21,625
First-time buyerFTB
£21,625
Additional propertyBTL/2nd
£42,100

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

18.4×

Price-to-income

£3,414/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£217,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1996–2025 · CAGR

+7.8%

Total change

+774%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.6%

per year

Acceleration

-68.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 85 sales

Property Type Mix

Total: 85 sales

Terraced27.1%
Flat/maisonette72.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£160k+108.5%3.2
Post-dot-com plateau2001–2004£163k£238k+45.8%5.8
Pre-crash peak2005–2007£237k£412k+74%3
GFC & correction2008–2012£464k£456k-1.6%1.8
Help-to-Buy recovery2013–2016£395k£1.25m+216.9%2.2
Brexit uncertainty2017–2019£893k£460k-48.5%2.7
Pandemic surge2021–2021£708k£708k+0%1
Rate-rise correction2022–2023£658k£630k-4.3%1
Current market2024–2025£900k£670k-25.6%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.3% alpha

Weakest performer

Flat/maisonette

+0.7% alpha

Terraced+3.3% α
Local
12.2%
District
8.9%
Flat/maisonette+0.7% α
Local
7.8%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

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
16.1 min walk
Homerton

Nearby stations

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

48

Walkability score

215

Footpaths (500m)

7

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

18

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)17
Nearest car park204m
Santander docks (800m)7
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Victoria Car Park· yes
380m
🅿️
St James the Less Church Car Park· yes
723m

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: 2.8 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

32 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 · 1.2 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

160

Parks (1km)

21

Restaurants (800m)

10

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 880 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

74m

Post office

Nearby shops

London Starnight725 m
Whenever, whatever730 m
Sunwave749 m
Brothers Food Store & Off Licence755 m

Nearby cafes

Hash E8144 m
Fayre Share158 m
Bagel On The Park216 m
BLAS361 m

Nearby restaurants

Okko99 m
Schnitzel Heaven - Victoria Park106 m
Best Kebab124 m
Ace Pizza131 m

Nearby pubs

Bar Bruno64 m
The Lauriston66 m
The Empress141 m
The Hawke153 m

Nearby gyms

Xcelerate Gyms604 m
Anytime Fitness671 m
The Refinery677 m
PureGym716 m

Nearby pharmacies

Sonigra Pharmacy577 m
Britannia Pharmacy1.1 km

Nearby health

Elsdale Street Surgery597 m
The Greenhouse Practice680 m
AF Dental680 m
Family Dental Care938 m
Food hygiene (5-star)56% of 78

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

38

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,927m
Crossrail 2 route2,247m

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%
Price vs London+31.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
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)
0

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 TECHNICAL COLLEGE, FORMER TECHNICAL COLLEGE, CASSLAND ROAD, E924 homes
completed
21-23A, 21-23A, WETHERELL ROAD, E921 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 (£682,500)

£21,625

Standard buyer

£21,625

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 7JN

Full postcodeE9 7JN
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.538017
Longitude-0.046077
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