Living in E9, Hackney
What the open data says about house prices, schools, crime and flood risk around E9 in Hackney. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central E9 sold at a median of £590,000 across 57 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Hackney are down 2.6% on a year ago (UK House Price Index).
- Of the 238 schools within about 3 miles, 85% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of E9 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Hackney pays £2,060 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 1,348 crimes within roughly a mile of the centre in August 2026, most commonly anti social behaviour (Police.uk).
Figures gathered 15 October 2026, each from the source named in its section.
House prices
Average price in Hackney: £605,729, down 2.6% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in E9 →
See where E9 ranks across London →
Council tax at Band D in Hackney: £2,060 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare E9 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for E9 against any other district, each from the source the section below names.
What actually sold around E9
57 recorded home sales on the streets around central E9 in the last 2 years, with a median of £590,000 and a range from £105,000 to £2,100,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| Flat 38 Granard House Bradstock Road, E9 5BN | Flat or maisonette | £352,500 | 7 Aug 2026 |
| 9 Bradstock Road, E9 5BH | Terraced | £995,000 | 22 May 2026 |
| Flat 152 Gascoyne House Gascoyne Road, E9 7BN | Flat or maisonette | £447,000 | 30 Apr 2026 |
| Flat 13 1 Bramshaw Road, E9 5BF | Flat or maisonette | £785,000 | 20 Mar 2026 |
| Flat 9 Crisp Court Gascoyne Road, E9 7FA | Flat or maisonette | £801,000 | 19 Jan 2026 |
| 133 Hassett Road, E9 5SL | Terraced | £850,000 | 6 Jan 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
238 schools within 3 miles , of which 85% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Mossbourne Victoria Park Academy | Secondary | Outstanding | 0.3 mi away | no figure |
| Morningside Primary School | Primary | Outstanding | 0.4 mi away | 2.54 mi 2024/25 |
| St John and St James CofE Primary School | Primary | Outstanding | 0.5 mi away | no figure |
| Kingsmead Primary School | Primary | Outstanding | 0.7 mi away | 1.63 mi 2024/25 |
| Old Ford Primary - A Paradigm Academy | Primary | Outstanding | 0.8 mi away | no figure |
| Clapton Girls' Academy | Secondary | Outstanding | 0.9 mi away | no figure |
Schools in E9 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Orchard Primary School | Primary | 1.28 mi | 2024/25 |
| Kingsmead Primary School | Primary | 1.63 mi | 2024/25 |
| Morningside Primary School | Primary | 2.54 mi | 2024/25 |
| Berger Primary School | Primary | 3.66 mi | 2024/25 |
| Gainsborough Primary School | Primary | 8.33 mi | 2024/25 |
Will an address here get a place? How far Hackney schools admitted from, school by school →
132 state primary and 41 state secondary schools within range, plus 44 fee-paying schools.
Private schools
44 fee-paying schools within 3 miles: Al-Falah Primary School, Al-Mizan School, Beis Aharon School, Beis Malka Girls' School, Beis Rochel D'satmar School, Beis Rochel d'Satmar Girls' School and others.
All 44 fee-paying schools near E9, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
1 higher education institution within 3 miles: Queen Mary University of London.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 29.6% |
| Associate professional and technical | 23.0% |
| Managers, directors and senior officials | 15.9% |
| Caring, leisure and other service | 7.7% |
| Elementary occupations | 5.7% |
Source: ONS Census 2021, table TS063, for this district's small area.
How E9 has changed since 2011
The biggest move: degree-level adults, up 7.8 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of E9 (E01001844, 1,916 residents in 2021, down 4.5% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: degree-level adults, up 7.8 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 29.7% | 32.9% | +3.2 pts | -2.0 pts |
| Households renting privately | 24.4% | 27.4% | +3.0 pts | +3.7 pts |
| Households renting socially | 42.7% | 38.3% | -4.4 pts | -0.6 pts |
| Residents under 15 | 17.0% | 15.7% | -1.3 pts | -0.3 pts |
| Residents 65 and over | 5.6% | 8.2% | +2.6 pts | +2.1 pts |
| Adults with a degree or equivalent | 45.9% | 53.7% | +7.8 pts | +6.5 pts |
| Residents born outside the UK | 27.5% | 29.9% | +2.4 pts | +3.6 pts |
| Residents in good or very good health | 87.9% | 84.6% | -3.3 pts | +0.8 pts |
| Residents in a white ethnic group | 64.6% | 62.7% | -1.9 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
1,348 crimes recorded within roughly a mile of central E9 in August 2026, most commonly anti social behaviour.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 4 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Hackney's figures.
Getting around & nearby essentials
13 supermarkets, 19 pharmacies, 301 restaurants and cafés, 46 pubs, 5 hospitals within a mile of central E9, hospitals within three miles.
Buses from the centre of E9
Best-served stop: Barnabas Road, with 12.1 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of E9 is Barnabas Road: 12.1 buses an hour on a weekday daytime, 10.0 in the evening and 10.0 on Sunday daytime; first bus 00:02, last 00:14. Routes there: 26, 30. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of E9. The nearest, The Lea Surgery, has 11,206 registered patients and 3,090 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| The Lea Surgery | 0.3 mi | 11,206 | 3,090 |
| Elsdale Street Surgery | 0.3 mi | 7,275 | 1,365 |
| The Wick Health Centre | 0.3 mi | 8,126 | 1,542 |
Nearest A&E: Barts Health NHS Trust, where 62.2% of type 1 attendances were seen within four hours in July 2026; then Barking, Havering and Redbridge University Hospitals NHS Trust at 60.9%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Hackney pays £2,060 for 2026-27, all precepts included, a rise of 4.7% on the year before against an England median rise of 4.8%. Every band for Hackney, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,602 | +6.0% |
| 2022-23 | £1,671 | +4.3% |
| 2023-24 | £1,773 | +6.1% |
| 2024-25 | £1,877 | +5.9% |
| 2025-26 | £1,967 | +4.8% |
| 2026-27 | £2,060 | +4.7% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Hackney, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about E9
What is the average house price in E9?
The average sold price in Hackney is £605,729 as of July 2026, according to the UK House Price Index.
Are house prices rising in E9?
Prices in Hackney are down 2.6% on a year ago (UK House Price Index).
What do houses actually sell for in E9?
The median of 57 recorded sales around central E9 in the last 2 years is £590,000, ranging from £105,000 to £2,100,000 (HM Land Registry Price Paid Data).
Are the schools good in E9?
238 schools sit within 3 miles of central E9, and 85% are rated Outstanding or Good by Ofsted.
How much crime is there in E9?
1,348 crimes were recorded within roughly a mile of central E9 in August 2026, most commonly anti social behaviour (Police.uk).
Is E9 at risk of flooding?
Central E9 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is E9 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 85% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £590,000; the area sits in decile 4 of 10 on the Index of Multiple Deprivation; 1,348 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is E9 safe?
1,348 crimes were recorded within roughly a mile of central E9 in August 2026, according to Police.uk. The most common category was anti social behaviour. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers E9 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.