Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53582, -0.05576

E9 7NB— Victoria, Hackney

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 58/100Yield 4.17%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
74
Schools
90
Transport
58
Environment
92
Investment
67

The bottom line

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

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Location

E9 7NB

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 7NB

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

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“High-connectivity investment target”

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How E9 7NB 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 · 3 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 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 16 min walk

14 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 900m

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area56.5 m²

EPC breakdown

B
1%
C
10%

Based on 11 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

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£141,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1997–2022 · CAGR

+9.6%

Total change

+878%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.1%

per year

Acceleration

+12.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£130k+138.6%1.8
Post-dot-com plateau2001–2004£124k£170k+37.1%1.3
Pre-crash peak2005–2007£188k£290k+54.7%1.3
GFC & correction2008–2010£285k£223k-21.9%1
Help-to-Buy recovery2015–2016£406k£475k+16.9%1.5
Brexit uncertainty2018–2018£325k£325k+0%1
Pandemic surge2020–2021£290k£375k+29.3%1
Rate-rise correction2022–2022£533k£533k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
11.8%
District
9.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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 Green Underground StationCentral line
11.5 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

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

58

Walkability score

219

Footpaths (500m)

15

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)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)36
Nearest car park80m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
713m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
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

29 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMile End Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

154

Parks (1km)

75

Restaurants (800m)

37

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 862 m
4 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

434m

Post office

Nearby shops

Forno205 m
Yeast Bakery318 m
Whenever, whatever342 m
Umut Supermarket & Off Licence390 m

Nearby cafes

Mare Street Market Deli236 m
Bungalows Cafe272 m
Donny's278 m
Paradox Coffee286 m

Nearby restaurants

Caribbean-Kitchen143 m
Joy Po162 m
Turquoise Kitchen166 m
Afrofeast184 m

Nearby pubs

The Victory129 m
Diddy's147 m
The Last Tuesday Society181 m
Netil360241 m

Nearby gyms

Studio Anatomy252 m
Basis334 m
Climbing District343 m
Fitness4Less365 m

Nearby pharmacies

Clarks Healthcare409 m
Sonigra Pharmacy486 m
Borno531 m
Britannia Pharmacy938 m

Nearby health

CitySmile Dental Practice116 m
The Greenhouse Practice358 m
London Fields Medical Centre416 m
The Mission Practice507 m
Food hygiene (5-star)61% of 308

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

67

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 score39/100
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

61.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,388m
Crossrail 2 route1,802m

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)
45
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
8
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)
76
Largest scheme
168 homes · REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2
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 - PHASE 7, NEW KINGSHOLD ESTATE - PHASE 7, KINGSHOLD ROAD, E9128 homes
completed
23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 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

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Key facts for E9 7NB

Full postcodeE9 7NB
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.535822
Longitude-0.055760
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