King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55529, -0.04384

E5 0AP— King's Park, Hackney

Location and area intelligence for E5 0AP, King's Park, Hackney

The family fortress

 

Schools 100%Safety 74/100Transport 29/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
74
Schools
90
Transport
29
Environment
96
Investment
37

The bottom line

E5 0AP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

E5 0AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for E5 0AP

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

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“The family fortress”

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How E5 0AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rushmore Primary School

Not yet inspected · 3 min walk

KS2: 107.8

★★

Secondary

The City Academy, Hackney

Good · Inspected Mar 2023 · 10 min walk

P8: +0.61A8: 53.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 17 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.5 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 321.4%

-26% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Violence & sexual offences18%
Vehicle crime10%
Burglary10%
Theft8%
Drug offences4%
Robbery3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 738m

Crime is +2% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E5 district median

£640,000

Based on 287 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£10,142/m²
Price per ft²£942/ft²
Avg floor area87.3 m²

EPC breakdown

B
2%
C
15%
D
26%
E
6%

Based on 49 properties · Confidence: high

Street mix

Terraced 59%Flat 41%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£218,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+11.6%

Total change

+2572%

Market Activity

Price Velocity & Acceleration

Current Velocity

+80.2%

per year

Acceleration

+94.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 86 sales

Property Type Mix

Total: 86 sales

Terraced60.5%
Flat/maisonette39.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£170k+193.1%3.3
Post-dot-com plateau2002–2004£102k£249k+142.4%3
Pre-crash peak2005–2007£278k£385k+38.4%3.3
GFC & correction2008–2012£340k£610k+79.4%3
Help-to-Buy recovery2013–2016£588k£638k+8.5%2.2
Brexit uncertainty2017–2019£565k£399k-29.5%2.7
Pandemic surge2020–2021£785k£1.07m+36.3%3
Rate-rise correction2022–2023£983k£1.00m+2.2%2.5
Current market2024–2025£860k£1.55m+80.2%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+2.1% α
Local
10%
District
7.9%
Terraced+0% α
Local
9.5%
District
9.5%

CAGR over 28yr 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 Volume75
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Homerton

Nearby stations

Homerton Rail StationMildmay
12 min walk
HomertonNational Rail
12 min walk
Clapton Rail StationWeaver · Greater Anglia
14 min walk
Hackney Central Rail StationMildmay
16 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
17 min walk
No bus stops within 400m

44

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria53 min ↑
Waterloo61 min ↑
Canary Wharf ★48 min
City49 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

29

EV chargers (800m)

Total spaces (800m)4
Nearest car park262m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Homerton Library Car Park· no
709m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 km

Energy

Solar: 848 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield848.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

24 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 530 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

16

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketRiverside Supermarket · 938 m
8 tennis courts1 sports halls

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)

322m

Post office

Nearby shops

Costcutter282 m
eat17446 m
Fresh Wonder447 m
WHSmith583 m

Nearby cafes

Stone Bros Cafe180 m
Fink's Chats201 m
Venetia's Coffee Shop234 m
Fika279 m

Nearby restaurants

Chickin Lickin'161 m
SZS Chicken & Pizza202 m
Too Sweet217 m
Leo's226 m

Nearby pubs

Høst134 m
The Elderfield300 m
AJ's Lounge367 m
Biddle Bros.671 m

Nearby gyms

Hackney Marshes Pavilion581 m
The Wing Chun School735 m
King's Hall Leisure Centre755 m
Flo Yoga845 m

Nearby pharmacies

Bees Pharmacy331 m
Silverfields Pharmacy744 m

Nearby health

Homerton University Hospital530 m
City & Hackney Centre for Mental Health554 m
E5 Acupuncture686 m
Community Health Services699 m
Food hygiene (5-star)62% of 78

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

37

Investment score

Weak

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,684m
Crossrail 2 route2,146m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,736 nationally

1,773

Est. population

30,000/km²

62%

Employed

55%

Degree educated

£41,900

Median income

7.0%

Claimant rate

SuburbanVery high densityEstablished mixed

45

Community stability

Age profile

24%
26%
23%
19%
Under 1824%
18–3426%
35–4923%
50–6419%
65+8%

Tenure

16%
28%
20%
36%
Own outright16%
Own (mortgage)28%
Private rent20%
Social rent36%
Shared ownership1%

Ethnicity

36%
22%
18%
White British36%
White Other22%
Asian9%
Black18%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household50%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent36%
Private rent20%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
55
Largest scheme
185 homes · CLAPTON PARK TOWER BLOCK SITE, CLAPTON PARK TOWER BLOCK SITE, MANDEVILLE STREET, E5
Pipeline pressure
NONE

Named schemes (500m)

Plumpton Lodge, 59, Plumpton Lodge, 59, Caldecott Way, E5 0DB17 homes
completed
Samson House, 72, Samson House, 72, Brooksbys Walk, E9 6DA14 homes
completed
116, 116, CLIFDEN ROAD, E513 homes
completed
Former St Pauls Church Hall, Former St Pauls Church Hall, Chelmer Road, E9 6AY10 homes
completed
62, 62, Brooksby's Walk, E9 6DA9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.7%
Ward turnout
43%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Abi KingstonGreen
Jasmine O'ConnorGreen
Emmanuel OnapaGreen

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Key facts for E5 0AP

Full postcodeE5 0AP
Postcode districtE5
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.555290
Longitude-0.043836
Parliamentary constituencyHackney North and Stoke Newington
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