Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53969, -0.05163

E9 7QD— Victoria, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 57/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
71
Schools
90
Transport
57
Environment
96
Investment
62

The bottom line

E9 7QD 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.

Check your dealbreakers

Toggle the things that matter to you — see how E9 7QD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E9 7QD meets your needs.

Location

E9 7QD

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+16.4% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for E9 7QD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E9 7QD with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How E9 7QD 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 · 1 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 · 10 min walk

11 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

84.4 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 316.1%

-6% vs borough

Crime by type

Violence & sexual offences29%
Other20%
Anti-social behaviour13%
Burglary12%
Vehicle crime9%
Drug offences7%
Theft7%
Robbery2%

Stop & search

0.7

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 · 1.1km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area58.4 m²

EPC breakdown

C
12%
D
15%
E
2%

Based on 29 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£146,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2022 · CAGR

+7.9%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.4%

per year

Acceleration

+92.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£87k£145k+67.6%1.5
Pre-crash peak2005–2007£148k£237k+61%2
GFC & correction2008–2008£227k£227k+0%2
Help-to-Buy recovery2014–2014£360k£360k+0%1
Brexit uncertainty2018–2019£395k£416k+5.2%1
Pandemic surge2020–2021£415k£270k-34.9%1
Rate-rise correction2022–2022£425k£425k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6% alpha

Flat/maisonette+6% α
Local
14.7%
District
8.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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

Nearby stations

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

57

Walkability score

240

Footpaths (500m)

6

Santander docks (800m)

0.3 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

23

EV chargers (800m)

Total spaces (800m)249
Nearest car park184m
Santander docks (800m)6
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Victoria Car Park· yes
792m
🅿️
Tesco Customer Car Park249 spaces· no
797m

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: 2.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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

8

Dentists within 1km

3

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

98

Parks (1km)

49

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

14

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Helgi's (302 m)

Nearest supermarketGrains & Green · 494 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

500m

Post office

Nearby shops

London Starnight297 m
Whenever, whatever351 m
E5 Bakehouse443 m
The Fine Cider Company454 m

Nearby cafes

Cloudy Sips174 m
Number One Cafe182 m
Cafe Mosaic210 m
Dribble Tea214 m

Nearby restaurants

Perfect Fried Chicken236 m
Jijigo261 m
Green Papaya297 m
Chan's Noodle Bar302 m

Nearby pubs

Helgi's302 m
Rasputin's311 m
The Dolphin318 m
Dolphin Wine Bar & Restaurant322 m

Nearby gyms

Xcelerate Gyms201 m
Anytime Fitness244 m
Studio Anatomy391 m
F45 Training410 m

Nearby pharmacies

Sonigra Pharmacy151 m
Clarks Healthcare713 m
Borno1.0 km
Clockwork Pharmacy1.1 km

Nearby health

The Greenhouse Practice294 m
Elsdale Street Surgery413 m
AF Dental558 m
CitySmile Dental Practice605 m
Food hygiene (5-star)57% of 181

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

62

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 score25/100
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

43.4

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,904m
Crossrail 2 route1,820m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,392 nationally

1,528

Est. population

30,000/km²

63%

Employed

50%

Degree educated

£48,900

Median income

8.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

22%
33%
22%
16%
Under 1822%
18–3433%
35–4922%
50–6416%
65+8%

Tenure

14%
22%
57%
Own outright6%
Own (mortgage)14%
Private rent22%
Social rent57%
Shared ownership0%
Rent free0%

Ethnicity

30%
15%
33%
White British30%
White Other15%
Asian9%
Black33%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household63%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent57%
Private rent22%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
3
Planning apps (3 years)
11
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)
100
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
5, 5, KING EDWARDS ROAD, E952 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

Live in E9 7QD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E9 7QD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E9 7QD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E9 7QD

Full postcodeE9 7QD
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.539692
Longitude-0.051629
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