King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55423, -0.03703

E5 0EW— King's Park, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100Yield 8.54%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
80
Schools
90
Transport
31
Environment
96
Investment
55

The bottom line

E5 0EW offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £260,000 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E5 0EW

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-50.0% vs London avg
vs London income-19.8% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for E5 0EW

🛡️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 0EW 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 · 13 min walk

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 16 min walk

5 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

74.2 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

-18% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences25%
Other23%
Theft9%
Vehicle crime7%
Burglary5%
Robbery4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 784m

Crime is +14% 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.

£260,000

Median sale price

Bottom 25% — 50% below London median

£260,000 is 50% below the London median (£520,000)

+18.0%

This year

Flat

Dominant type

Price history

5-year change
+20.2%
Sales (24 months)5
New build0.0%
Avg flat£260,000
Price per m²£4,075/m²
Price per ft²£379/ft²
Avg floor area63.9 m²

EPC breakdown

B
3%
C
37%
D
8%
E
1%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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£500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,300

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

7.7×

Price-to-income

£1,301/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£159,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+4.2%

Total change

+171%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

+48.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 118 sales

Property Type Mix

Total: 118 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£113k£137k+21.8%15.5
Pre-crash peak2005–2007£149k£163k+9.4%4
GFC & correction2010–2012£160k£154k-3.8%1.5
Help-to-Buy recovery2013–2016£148k£260k+75.5%6
Brexit uncertainty2017–2019£235k£215k-8.5%3.5
Rate-rise correction2022–2023£233k£306k+31.3%2
Current market2024–2025£240k£305k+27.1%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.2% alpha

Flat/maisonette-2.2% α
Local
4.2%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position40

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
11 min walk
HomertonNational Rail
11 min walk
Hackney Wick Rail StationMildmay
18 min walk
Hackney Central Rail StationMildmay
19 min walk
Clapton Rail StationGreater Anglia · Weaver
20 min walk
No bus stops within 400m

42

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria57 min ↑
Waterloo62 min ↑
Canary Wharf ★45 min
City46 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

10

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)19
Nearest car park228m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Homerton Library Car Park· no
676m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 4.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.0 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

22 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 671 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

145

Parks (1km)

11

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketRiverside Supermarket · 468 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)

232m

Post office

Nearby shops

Costcutter251 m
Bobby's Superstore509 m
Premier513 m
Fresh Wonder547 m

Nearby cafes

E5 Square Cafe238 m
La Mela508 m
Doree & Co522 m
Fika523 m

Nearby restaurants

Rose Garden510 m
Imperial Flavors (East)511 m
Pivaz520 m
Emir African Cuisine and Lounge527 m

Nearby pubs

AJ's Lounge200 m
Høst543 m
The Adam & Eve639 m
The Spread Eagle678 m

Nearby gyms

Hackney Marshes Pavilion405 m
énergie Fitness890 m
Flo Yoga908 m
Victoria Park Fitness1.1 km

Nearby pharmacies

Bees Pharmacy229 m
Silverfields Pharmacy337 m
Bees Chemist1.0 km

Nearby health

Homerton Dental Care602 m
Vivienne Cohen House666 m
City & Hackney Centre for Mental Health671 m
John Howard Centre705 m
Food hygiene (5-star)55% of 60

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

55

Investment score

Good

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
8.5% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score16/100
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

46.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,809m
Crossrail 2 route2,624m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,591 nationally

1,497

Est. population

26,100/km²

48%

Employed

37%

Degree educated

£33,700

Median income

10.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

24%
24%
17%
21%
14%
Under 1824%
18–3424%
35–4917%
50–6421%
65+14%

Tenure

15%
70%
Own outright9%
Own (mortgage)6%
Private rent16%
Social rent70%
Shared ownership0%
Rent free0%

Ethnicity

18%
46%
White British18%
White Other12%
Asian11%
Black46%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household63%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent70%
Private rent16%

vs. London

Income vs London-19.8%
Price vs London-50.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
209 homes · Former Lesney Toys Factory, Former Lesney Toys Factory, Homerton Road, E9 5TR
Pipeline pressure
NONE

Named schemes (500m)

CLAPTON PARK TOWER BLOCK SITE, CLAPTON PARK TOWER BLOCK SITE, MANDEVILLE STREET, E5185 homes
completed
71-105, 71-105, DURRINGTON ROAD, E518 homes
completed
Former Garages, Former Garages, Daubeney Road, E5 0JQ11 homes
completed
Vacant Car Park/Garage site, Vacant Car Park/Garage site, Mandeville Street, E5 0DH11 homes
completed
Site located between 10, Site located between 10, Kingsmead Way, and Electricty Sub Stati, E9 5QG10 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 (£260,000)

£500

Standard buyer

£0

First-time buyer

Save £500

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 0EW

Full postcodeE5 0EW
Postcode districtE5
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.554232
Longitude-0.037030
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