Victoria · Hackney · Hackney South and Shoreditch constituency · 51.54108, -0.05360

E9 7PW— Victoria, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 56/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
66
Schools
90
Transport
56
Environment
73
Investment
55

The bottom line

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

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Location

E9 7PW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E9 7PW

🛡️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 7PW 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 · 3 min walk

KS2: 107.8

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 5 min walk

P8: -0.26A8: 39.0

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 · 11 min walk

12 primaries · 4 secondaries · 0 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 280.6%

+30% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Anti-social behaviour13%
Theft8%
Burglary7%
Drug offences7%
Robbery5%
Vehicle crime4%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.1km

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E9 district median

£532,500

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£10,618/m²
Price per ft²£986/ft²
Avg floor area114.1 m²

EPC breakdown

C
5%
D
6%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 20%Terraced 80%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£285,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+8.4%

Total change

+782%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-13.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£131k£121k-7.6%1.3
Post-dot-com plateau2001–2003£165k£310k+87.9%1.3
Pre-crash peak2005–2006£268k£435k+62.6%2.5
GFC & correction2010–2011£430k£520k+20.9%1
Help-to-Buy recovery2013–2015£415k£1.06m+156.6%1
Brexit uncertainty2017–2017£825k£825k+0%1
Pandemic surge2021–2021£1.15m£1.15m+0%1
Rate-rise correction2022–2023£933k£1.18m+26.5%1.5
Current market2024–2025£1.25m£1.16m-7.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
16.2%
District
16.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
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
18.6 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
4 min walk
London FieldsNational Rail
4 min walk
Hackney Central Rail StationMildmay
9 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
12 min walk
Homerton Rail StationMildmay
13 min walk
No bus stops within 400m

68

Walkability score

244

Footpaths (500m)

7

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria41 min ↑
Waterloo45 min ↑
Canary Wharf39 min ↓
City ★31 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

9

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)249
Nearest car park63m
Santander docks (800m)7
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
626m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

24 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.2 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

111

Parks (1km)

66

Restaurants (800m)

25

Cafes (800m)

7

Pubs (400m)

2

Pharmacies (800m)

14

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 295 m
2 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

892m

Post office

Nearby shops

London Starnight125 m
E5 Bakehouse272 m
The Fine Cider Company276 m
Whenever, whatever319 m

Nearby cafes

Cafe Mosaic121 m
Cloudy Sips125 m
Franzè & Evans Café127 m
Dribble Tea127 m

Nearby restaurants

Perfect Fried Chicken143 m
Green Papaya160 m
Jijigo164 m
New Taste176 m

Nearby pubs

Helgi's191 m
Rasputin's207 m
The Dolphin224 m
Dolphin Wine Bar & Restaurant233 m

Nearby gyms

Anytime Fitness117 m
Xcelerate Gyms196 m
Reformer Ritual260 m
Hotpod Yoga295 m

Nearby pharmacies

Sonigra Pharmacy120 m
Clarks Healthcare672 m
Clockwork Pharmacy892 m
Borno1.1 km

Nearby health

The Greenhouse Practice271 m
Elsdale Street Surgery383 m
AF Dental530 m
CitySmile Dental Practice663 m
Food hygiene (5-star)59% of 209

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

55

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,973m
Crossrail 2 route1,635m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,767 nationally

2,354

Est. population

27,556/km²

74%

Employed

64%

Degree educated

£48,900

Median income

10.3%

Claimant rate

Inner cityVery high densityYoung professionals

26

Community stability

Age profile

16%
46%
23%
Under 1816%
18–3446%
35–4923%
50–6412%
65+4%

Tenure

14%
48%
30%
Own outright5%
Own (mortgage)14%
Private rent48%
Social rent30%
Shared ownership2%
Rent free1%

Ethnicity

34%
27%
18%
White British34%
White Other27%
Asian8%
Black18%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household75%
Unemployed6%
No qualifications10%

Housing tenure (Census 2021)

Private rent48%
Social rent30%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
36
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
6
Major developments (800m)
3
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)

LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8159 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
199 - 205, 199 - 205, Richmond Road, E8 3NJ97 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ74 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 7PW

Full postcodeE9 7PW
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.541083
Longitude-0.053603
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