Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53865, -0.05361

E9 7RZ— Victoria, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 58/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
71
Schools
90
Transport
58
Environment
92
Investment
63

The bottom line

E9 7RZ 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.

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Location

E9 7RZ

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 7RZ

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

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Postcode Personality

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

“High-connectivity investment target”

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How E9 7RZ 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 · 4 min walk

KS2: 107.8

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 8 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 12 min walk

10 primaries · 2 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.2km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area48.8 m²

EPC breakdown

B
1%
C
36%

Based on 37 properties · Confidence: high

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£122,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (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

2007–2024 · CAGR

+3.5%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

+12.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£213k£213k+0%1
Help-to-Buy recovery2014–2015£333k£370k+11.1%1
Pandemic surge2021–2021£415k£415k+0%1
Rate-rise correction2022–2022£373k£373k+0%1
Current market2024–2024£383k£383k+0%1

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 Velocity40
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
15.4 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

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

60

Walkability score

247

Footpaths (500m)

10

Santander docks (800m)

0.2 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

9

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)17
Nearest car park167m
Santander docks (800m)10
Nearest cycle dock0.2 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.4 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

54

Restaurants (800m)

20

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

15

Gyms (1km)

24

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 556 m
2 tennis courts4 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

606m

Post office

Nearby shops

Whenever, whatever203 m
London Starnight285 m
The Snapery East335 m
E5 Bakehouse396 m

Nearby cafes

Cloudy Sips153 m
Number One Cafe153 m
Zoha162 m
Dribble Tea180 m

Nearby restaurants

Perfect Fried Chicken188 m
Jijigo199 m
New City Kebab House223 m
Caldera228 m

Nearby pubs

Bar 161222 m
Dolphin Wine Bar & Restaurant225 m
The Dolphin226 m
Rasputin's231 m

Nearby gyms

Xcelerate Gyms104 m
Anytime Fitness219 m
Studio Anatomy219 m
F45 Training277 m

Nearby pharmacies

Sonigra Pharmacy151 m
Clarks Healthcare545 m
Borno865 m
Clockwork Pharmacy1.2 km

Nearby health

The Greenhouse Practice154 m
CitySmile Dental Practice428 m
Elsdale Street Surgery581 m
London Fields Medical Centre592 m
Food hygiene (5-star)59% of 186

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

63

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 score26/100
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

44.6

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,736m
Crossrail 2 route1,747m

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)
27
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
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)
1

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)

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
SITE OF, 2-48, SITE OF, 2-48, NOTHIAM STREET, MARE STREET (2-10 & 22), E871 homes
completed
The Laundry 2-18, The Laundry 2-18, Warburton Road, E8 3FN58 homes
completed
5, 5, KING EDWARDS ROAD, E952 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 7RZ

Full postcodeE9 7RZ
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.538654
Longitude-0.053606
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