Victoria · Hackney · Hackney South and Shoreditch constituency · 51.53790, -0.04943

E9 7TW— Victoria, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 45/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
71
Schools
95
Transport
45
Environment
96
Investment
57

The bottom line

E9 7TW 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 7TW

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+33.0% vs London avg

Deep-dive guides for E9 7TW

🛡️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 7TW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

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

Mossbourne Victoria Park Academy

Outstanding · Inspected Jan 2023 · 6 min walk

P8: +1.55A8: 65.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 10 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 352.2%

-4% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Vehicle crime17%
Anti-social behaviour15%
Theft7%
Robbery4%
Burglary3%
Drug offences1%

Stop & search

0.8

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: Bethnal Green Fire Station · 1.1km

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area50.2 m²

EPC breakdown

C
11%
D
8%
E
1%

Based on 20 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£125,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.8%

Total change

+724%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.6%

per year

Acceleration

+90.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£115k+124.5%1.4
Post-dot-com plateau2001–2003£113k£148k+31.1%1
Pre-crash peak2005–2005£122k£122k+0%1
GFC & correction2012–2012£230k£230k+0%1
Help-to-Buy recovery2014–2016£320k£275k-14.1%1.3
Brexit uncertainty2017–2017£415k£415k+0%1
Pandemic surge2021–2021£270k£270k+0%2
Current market2024–2024£420k£420k+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
6.7%
District
8.6%

CAGR over 24yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bethnal GreenCentral line
15 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
9 min walk
London FieldsNational Rail
9 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
11 min walk
Hackney Central Rail StationMildmay
14 min walk
Homerton Rail StationMildmay
14 min walk
No bus stops within 400m

48

Walkability score

223

Footpaths (500m)

9

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★33 min
City35 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

13

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)17
Nearest car park29m
Santander docks (800m)9
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Victoria Car Park· yes
555m
🅿️
St James the Less Church Car Park· yes
705m

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
NoiseMEDIUM
road
MODERATE
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 — 3.6 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

30 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

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

137

Parks (1km)

21

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 743 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

304m

Post office

Nearby shops

Whenever, whatever503 m
London Starnight536 m
The Snapery East636 m
E5 Bakehouse673 m

Nearby cafes

BLAS313 m
Hash E8362 m
Fayre Share391 m
Cloudy Sips398 m

Nearby restaurants

Ace Pizza326 m
Okko332 m
Chambers337 m
Schnitzel Heaven - Victoria Park338 m

Nearby pubs

The Hemingway87 m
Bar Bruno292 m
The Lauriston296 m
The Empress330 m

Nearby gyms

Xcelerate Gyms389 m
Anytime Fitness475 m
Studio Anatomy498 m
F45 Training578 m

Nearby pharmacies

Sonigra Pharmacy380 m
Borno897 m
Britannia Pharmacy1.1 km

Nearby health

The Greenhouse Practice456 m
Elsdale Street Surgery573 m
CitySmile Dental Practice609 m
AF Dental695 m
Food hygiene (5-star)55% of 112

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

57

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

37.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route5,803m
Crossrail 2 route2,043m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,674 nationally

1,205

Est. population

27,514/km²

62%

Employed

51%

Degree educated

£48,900

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

24%
28%
21%
19%
Under 1824%
18–3428%
35–4921%
50–6419%
65+9%

Tenure

17%
20%
49%
Own outright12%
Own (mortgage)17%
Private rent20%
Social rent49%
Shared ownership2%

Ethnicity

41%
14%
26%
White British41%
White Other14%
Asian7%
Black26%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household48%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent49%
Private rent20%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
1
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)
29
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
48 - 50, 48 - 50, Well Street, 30 - 32 Shore Road, E9 7PX47 homes
completed
FORMER SUB STATION, FORMER SUB STATION, BALCORNE STREET, E933 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 7TW

Full postcodeE9 7TW
Postcode districtE9
BoroughLondon Borough of Hackney
WardVictoria
Latitude51.537902
Longitude-0.049427
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