Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53883, -0.05534

E9 7SN— Victoria, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 59/100Yield 3.84%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
66
Schools
90
Transport
59
Environment
92
Investment
67

The bottom line

E9 7SN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £578,000 median — a strong choice for Families.

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Location

E9 7SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+11.2% vs London avg
vs London income+16.4% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E9 7SN

🛡️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 7SN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

London Fields Primary School

Not yet inspected · Inspected Jan 2025 · 5 min walk

KS2: 104.5

★★

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 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 14 min walk

11 primaries · 3 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)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.2km

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

£578,000

Median sale price

Above London median by 11%

£578,000 is 11% above the London median (£520,000)

+2.6%

This year

Flat

Dominant type

Price history

5-year change
-6.8%
Sales (24 months)14
New build0.0%
Avg terraced£925,000
Avg flat£576,000
Price per m²£6,998/m²
Price per ft²£650/ft²
Avg floor area83.4 m²

EPC breakdown

B
11%
C
44%
D
53%
E
23%
F
6%
G
5%

Based on 142 properties · Confidence: high

Street mix

Semi 2%Terraced 28%Detached 1%Flat 61%Other 9%

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£16,400
First-time buyerFTB
£7,650
Additional propertyBTL/2nd
£33,740

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

11.8×

Price-to-income

£2,891/mo

Est. mortgage

High

Market activity

35d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£208,500
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 CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.5%

Total change

+1170%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.0%

per year

Acceleration

-13.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 116 sales

Property Type Mix

Total: 116 sales

Detached0.9%
Semi-detached1.7%
Terraced30.2%
Flat/maisonette67.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£145k+141.7%2.3
Post-dot-com plateau2001–2004£178k£249k+39.9%3.7
Pre-crash peak2005–2007£239k£520k+117.6%2.7
GFC & correction2008–2012£315k£267k-15.2%3.4
Help-to-Buy recovery2013–2016£447k£1.13m+152.7%5
Brexit uncertainty2017–2019£684k£820k+19.9%7
Pandemic surge2020–2021£455k£620k+36.3%1
Rate-rise correction2022–2023£694k£725k+4.5%4
Current market2024–2026£580k£762k+31.4%5.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.9% alpha

Weakest performer

Terraced

+0.8% alpha

Flat/maisonette+3.9% α
Local
9.2%
District
5.3%
Terraced+0.8% α
Local
9.8%
District
9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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 Green Underground StationCentral line
15.5 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
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
10 min walk
Hackney Central Rail StationMildmay
12 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

64

Walkability score

227

Footpaths (500m)

11

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

10

Car parks (800m)

21

EV chargers (800m)

Total spaces (800m)25
Nearest car park74m
Santander docks (800m)11
Nearest cycle dock0.2 km

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: 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: 40%
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

26 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

72

Restaurants (800m)

30

Cafes (800m)

10

Pubs (400m)

2

Pharmacies (800m)

14

Gyms (1km)

23

Sports (1km)

5

Convenience

Nearest supermarketGrains & Green · 526 m
2 tennis courts4 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

11

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

503m

Post office

Nearby shops

Whenever, whatever81 m
The Snapery East214 m
London Starnight238 m
E5 Bakehouse308 m

Nearby cafes

Bungalows Cafe119 m
Zoha124 m
21 Sid Tarot & Coffee150 m
Number One Cafe150 m

Nearby restaurants

Caldera107 m
New City Kebab House113 m
Field Notes125 m
Beijing Palace129 m

Nearby pubs

Bar 161121 m
Dolphin Wine Bar & Restaurant126 m
The Dolphin131 m
The London Fields137 m

Nearby gyms

Xcelerate Gyms88 m
Studio Anatomy125 m
F45 Training155 m
Anytime Fitness181 m

Nearby pharmacies

Sonigra Pharmacy172 m
Clarks Healthcare438 m
Borno866 m
Clockwork Pharmacy1.1 km

Nearby health

The Greenhouse Practice37 m
CitySmile Dental Practice385 m
London Fields Medical Centre490 m
Elsdale Street Surgery640 m
Food hygiene (5-star)59% of 275

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

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months9

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

75/100

Velocity score

Future outlook

66.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,695m
Crossrail 2 route1,633m

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%
Price vs London+11.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
3
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
80
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)

LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8159 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
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

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 (£578,000)

£16,400

Standard buyer

£7,650

First-time buyer

Save £8,750

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 7SN

Full postcodeE9 7SN
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.538827
Longitude-0.055343
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