King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55266, -0.04007

E5 0DR— King's Park, Hackney

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

The family fortress

 

Schools 100%Safety 75/100Transport 33/100Low yield 2.34%

Best for: Families

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

Liveability
67
Safety
75
Schools
90
Transport
33
Environment
96
Investment
27

The bottom line

E5 0DR offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £950,000 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 0DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+82.7% vs London avg
vs London income-0.2% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E5 0DR

🛡️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 0DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Daubeney Primary School

Good · Inspected Oct 2023 · 2 min walk

KS2: 105.3

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 10 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.4 incidents per 1,000 residents

Better than 52% of London
↑ Rising 279.2%

-31% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Anti-social behaviour12%
Vehicle crime9%
Burglary8%
Theft5%
Drug offences4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 520m

Crime is 4% below 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.

£950,000

Median sale price

Top 25% — 83% above London median

£950,000 is 83% above the London median (£520,000)

-48.8%

This year

Terraced

Dominant type

Price history

5-year change
+179.4%
Sales (24 months)5
New build0.0%
Avg terraced£1,450,000
Avg flat£358,750
Price per m²£10,021/m²
Price per ft²£931/ft²
Avg floor area93.3 m²

EPC breakdown

C
19%
D
19%
E
5%
G
1%

Based on 44 properties · Confidence: high

Street mix

Terraced 61%Flat 39%

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£36,250
First-time buyerFTB
£36,250
Additional propertyBTL/2nd
£64,750

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

22.7×

Price-to-income

£4,752/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£233,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

+10.2%

Total change

+1718%

Market Activity

Price Velocity & Acceleration

Current Velocity

+118.5%

per year

Acceleration

+131.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Terraced60%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£160k+100.6%1.6
Post-dot-com plateau2001–2004£169k£250k+48.4%1.5
Pre-crash peak2005–2007£250k£305k+22%2.3
GFC & correction2008–2011£355k£380k+7.1%1
Help-to-Buy recovery2013–2015£473k£1.18m+148.7%4.7
Brexit uncertainty2018–2018£385k£385k+0%3
Pandemic surge2020–2021£425k£340k-20%2
Rate-rise correction2022–2023£799k£760k-4.9%3
Current market2024–2025£664k£1.45m+118.5%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.2% alpha

Weakest performer

Flat/maisonette

-1% alpha

Terraced+2.2% α
Local
11.1%
District
8.9%
Flat/maisonette-1% α
Local
3.4%
District
4.4%

CAGR over 27yr 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
8 min walk
HomertonNational Rail
8 min walk
Hackney Central Rail StationMildmay
16 min walk
Hackney Wick Rail StationMildmay
18 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
19 min walk
No bus stops within 400m

48

Walkability score

97

Footpaths (500m)

1

Santander docks (800m)

0.8 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

11

Car parks (800m)

28

EV chargers (800m)

Total spaces (800m)19
Nearest car park303m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Homerton Library Car Park· no
427m

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: 4.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

25 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 397 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

139

Parks (1km)

22

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketRiverside Supermarket · 600 m
1 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)

353m

Post office

Nearby shops

Fresh Wonder274 m
eat17279 m
Costcutter336 m
Premier423 m

Nearby cafes

Doree & Co272 m
Fika287 m
The Barrel Boulangerie295 m
Crystal Cafe319 m

Nearby restaurants

Cod & Co265 m
Buns & Puns265 m
Emir African Cuisine and Lounge270 m
Ohba Leaf277 m

Nearby pubs

AJ's Lounge359 m
Høst377 m
The Adam & Eve419 m
The Spread Eagle454 m

Nearby gyms

Hackney Marshes Pavilion629 m
énergie Fitness634 m
Flo Yoga644 m

Nearby pharmacies

Bees Pharmacy357 m
Silverfields Pharmacy432 m
Bees Chemist890 m

Nearby health

City & Hackney Centre for Mental Health397 m
Homerton Dental Care408 m
Homerton University Hospital439 m
Vivienne Cohen House452 m
Food hygiene (5-star)57% of 106

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

27

Investment score

Weak

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

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score53/100
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

63.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,554m
Crossrail 2 route2,424m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,753 nationally

1,459

Est. population

19,855/km²

57%

Employed

47%

Degree educated

£41,900

Median income

9.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

45

Community stability

Age profile

27%
25%
22%
17%
Under 1827%
18–3425%
35–4922%
50–6417%
65+9%

Tenure

14%
24%
16%
44%
Own outright14%
Own (mortgage)24%
Private rent16%
Social rent44%
Shared ownership1%
Rent free0%

Ethnicity

29%
14%
32%
White British29%
White Other12%
Asian14%
Black32%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household45%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent44%
Private rent16%

vs. London

Income vs London-0.2%
Price vs London+82.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
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)
6
Largest scheme
185 homes · CLAPTON PARK TOWER BLOCK SITE, CLAPTON PARK TOWER BLOCK SITE, MANDEVILLE STREET, E5
Pipeline pressure
NONE

Named schemes (500m)

CLAPTON PARK TOWER BLOCK SITE, CLAPTON PARK TOWER BLOCK SITE, MANDEVILLE STREET, E5185 homes
completed
FORMER CLAPTON PARK SCHOOL, FORMER CLAPTON PARK SCHOOL, CHELMER ROAD, E9 6AY41 homes
completed
71-105, 71-105, DURRINGTON ROAD, E518 homes
completed
Samson House, 72, Samson House, 72, Brooksbys Walk, E9 6DA14 homes
completed
116, 116, CLIFDEN ROAD, E513 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 (£950,000)

£36,250

Standard buyer

£36,250

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 0DR

Full postcodeE5 0DR
Postcode districtE5
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.552655
Longitude-0.040069
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