Postcode · London

E9 5BH area guide

Who lives in E9 5BH, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: South Hackney
Council: Hackney
Region: London
Neighbourhood population: 1,910 (2024)

E9 5BHLondon

At a glance

What E9 5BH is like

E9 5BH is a postcode in the South Hackney area of Hackney. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,910 people. 32.9% of households own their home, 27.4% rent privately and 38.3% are in social housing. The largest age group is 25–29, and 59.5% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is well above the England and Wales average. Homes in E9 5 sold for a median of £465,000 over the year to August 2026.

Scores

How E9 5BH compares

Headline figures for E9 5BH, set against England as a whole.

AffluenceMore

4.0/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 47.0 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£465,000

Median over 83 sales in E9 5, +1.6% on the year before.

TransportMore

7.0/ 10

Very good: 10 stations within a mile, 49 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 31 inspected schools within 1 mile.

Household incomeMore

£62,470

Average annual income before tax, higher than 72% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E9 5BH differs most from the national average.

01
A student area
14.5% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
02
Higher crime than mostLook closer
47.0 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
03
A young populationPositive
31.4% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
04
A big private rental marketPositive
27.4% of households rent privately, against 20.5% across England. Tenant demand is established here.
05
A lot of social housingLook closer
38.3% of homes are social housing, against 17.1% across England.

Questions

E9 5BH FAQs

Is E9 5BH a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 4.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 47.0 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in E9 5BH?

The median sale price over the last year was £465,000.

Homes in E9 5 sold for a median of £465,000 across 83 sales in the year to August 2026, +1.6% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is E9 5BH safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 47.0 offences per 1,000 people a year around E9 5BH, well above the 31.1 average across England and Wales, band 8 of 10.

Who lives in E9 5BH?

Age, home ownership and housing from the census.

The largest age group is 25–29, at 11.7% of residents. 32.9% of households own their home. The most common property type is terraced (35.1%).

Which council covers E9 5BH?

The local authority for E9 5BH is Hackney.

E9 5BH comes under Hackney in London. Council tax, planning applications and bin collections are handled there.

How well connected is E9 5BH?

Connectivity scores 7.0 out of 10.

There are 49 bus stops within 800m and 10 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Homerton Station, 0.2 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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