King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55609, -0.04474

E5 0AY— King's Park, Hackney

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

The family fortress

 

Schools 100%Safety 74/100Transport 28/100Low yield 2.71%

Best for: Families

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

Liveability
67
Safety
74
Schools
100
Transport
28
Environment
96
Investment
40

The bottom line

E5 0AY offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £818,000 median — 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 0AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+57.3% vs London avg
vs London income-0.2% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for E5 0AY

🛡️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 0AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rushmore Primary School

Not yet inspected · 2 min walk

KS2: 107.8

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 7 min walk

P8: +0.87A8: 58.0

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 · 18 min walk

7 primaries · 2 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 · 829m

Crime is +2% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£818,000

Median sale price

Top 25% — 57% above London median

£818,000 is 57% above the London median (£520,000)

+175.5%

This year

Flat

Dominant type

Price history

5-year change
+58.1%
Sales (24 months)5
New build0.0%
Avg terraced£967,500
Avg flat£781,000
Price per m²£11,024/m²
Price per ft²£1,024/ft²
Avg floor area73.1 m²

EPC breakdown

C
19%
D
18%
E
2%
G
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 26%Flat 74%

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£28,400
First-time buyerFTB
£28,400
Additional propertyBTL/2nd
£52,940

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

19.5×

Price-to-income

£4,092/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£182,750
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)
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

1995–2025 · CAGR

+9.1%

Total change

+1280%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.4%

per year

Acceleration

+62.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 40 sales

Property Type Mix

Total: 40 sales

Terraced27.5%
Flat/maisonette72.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£111k+74.8%1
Post-dot-com plateau2001–2003£100k£168k+68%1.7
Pre-crash peak2005–2006£232k£290k+25%2.5
GFC & correction2008–2012£439k£210k-52.1%1.7
Help-to-Buy recovery2013–2016£617k£505k-18%1.8
Brexit uncertainty2017–2019£370k£800k+116.2%1.3
Pandemic surge2020–2021£554k£518k-6.5%2.5
Current market2024–2025£530k£877k+65.4%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Weakest performer

Terraced

-1.2% alpha

Flat/maisonette+2.7% α
Local
9.1%
District
6.4%
Terraced-1.2% α
Local
4.8%
District
6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
13 min walk
HomertonNational Rail
13 min walk
Clapton Rail StationWeaver · Greater Anglia
13 min walk
Hackney Central Rail StationMildmay
16 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
17 min walk
No bus stops within 400m

40

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

27

EV chargers (800m)

Total spaces (800m)4
Nearest car park231m
Santander docks (800m)0
Nearest cycle dock1.1 km

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 — 1.6 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

23 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 608 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

14

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketRiverside Supermarket · 1.0 km
7 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

381m

Post office

Nearby shops

Costcutter344 m
eat17541 m
Fresh Wonder543 m
Palm 2658 m

Nearby cafes

Millfields Coffee174 m
Stone Bros Cafe247 m
Fink's Chats283 m
Venetia's Coffee Shop309 m

Nearby restaurants

Chickin Lickin'237 m
SZS Chicken & Pizza269 m
Too Sweet289 m
Leo's299 m

Nearby pubs

Høst203 m
The Elderfield333 m
AJ's Lounge428 m
Princess of Wales648 m

Nearby gyms

Hackney Marshes Pavilion602 m
The Wing Chun School673 m
King's Hall Leisure Centre765 m
Flo Yoga931 m

Nearby pharmacies

Bees Pharmacy390 m
Silverfields Pharmacy847 m

Nearby health

Homerton University Hospital608 m
City & Hackney Centre for Mental Health641 m
E5 Acupuncture652 m
Community Health Services726 m
Food hygiene (5-star)63% of 68

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

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

67.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,731m
Crossrail 2 route2,078m

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%
Price vs London+57.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
56
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
171, 171, Glyn Road, E5 0JT9 homes
completed
Overbury House, Overbury House, Pedro Street, E5 0BH8 homes
completed
58, 58, Chatsworth Road, E5 0LS8 homes
completed
Site at Lockhurst Street Adj. to, 19-36, Site at Lockhurst Street Adj. to, 19-36, Chatsworth Estate, E57 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£818,000)

£28,400

Standard buyer

£28,400

First-time buyer

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 E5 0AY

Full postcodeE5 0AY
Postcode districtE5
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.556088
Longitude-0.044740
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