King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55374, -0.03841

E5 0FZ— King's Park, Hackney

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

The family fortress

 

Schools 100%Safety 75/100Transport 33/100Low yield 3.47%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
63
Safety
75
Schools
90
Transport
33
Environment
96
Investment
45

The bottom line

E5 0FZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 0FZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E5 0FZ

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E5 0FZ 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 · 1 min walk

KS2: 105.3

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 12 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 684m

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area99.8 m²

EPC breakdown

B
11%

Based on 11 properties · Confidence: medium

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

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£249,500
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.09 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £600k–£700k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2022£768k£768k+0%4

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

45

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

0.8 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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

25

EV chargers (800m)

Total spaces (800m)19
Nearest car park213m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Homerton Library Car Park· no
582m

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: 4.4 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

23 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 · 564 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketRiverside Supermarket · 524 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)

235m

Post office

Nearby shops

Costcutter236 m
Fresh Wonder439 m
eat17443 m
Bobby's Superstore478 m

Nearby cafes

E5 Square Cafe235 m
Doree & Co413 m
Fika416 m
Fink's Chats431 m

Nearby restaurants

Pivaz412 m
Emir African Cuisine and Lounge418 m
Buns & Puns421 m
Cod & Co421 m

Nearby pubs

AJ's Lounge223 m
Høst451 m
The Adam & Eve557 m
The Spread Eagle595 m

Nearby gyms

Hackney Marshes Pavilion476 m
énergie Fitness794 m
Flo Yoga808 m
Victoria Park Fitness1.1 km

Nearby pharmacies

Bees Pharmacy236 m
Silverfields Pharmacy357 m
Bees Chemist970 m

Nearby health

Homerton Dental Care530 m
City & Hackney Centre for Mental Health564 m
Vivienne Cohen House587 m
Homerton University Hospital601 m
Food hygiene (5-star)57% of 89

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

45

Investment score

Moderate

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,715m
Crossrail 2 route2,532m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
7
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)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
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
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

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 0FZ

Full postcodeE5 0FZ
Postcode districtE5
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.553743
Longitude-0.038407
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
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