King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55489, -0.03879

E5 0JL— King's Park, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
61
Safety
80
Schools
90
Transport
31
Environment
96
Investment
35

The bottom line

E5 0JL 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 0JL

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

Deep-dive guides for E5 0JL

🛡️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 0JL 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 · 3 min walk

KS2: 105.3

★★

Secondary

The City Academy, Hackney

Good · Inspected Mar 2023 · 12 min walk

P8: +0.61A8: 53.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 16 min walk

5 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 781m

Crime is +14% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,041/m²
Price per ft²£375/ft²
Avg floor area82.5 m²

EPC breakdown

C
14%
D
2%

Based on 16 properties · Confidence: medium

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

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£206,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, limited 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

2009–2024 · CAGR

+4%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.7%

per year

Acceleration

-21.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£188k£188k+0%1
Help-to-Buy recovery2014–2014£178k£178k+0%2
Pandemic surge2021–2021£370k£370k+0%2
Rate-rise correction2022–2022£395k£395k+0%1
Current market2024–2024£337k£337k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.5% alpha

Flat/maisonette+6.5% α
Local
11%
District
4.5%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
Clapton Rail StationWeaver · Greater Anglia
18 min walk
Hackney Central Rail StationMildmay
18 min walk
Hackney Wick Rail StationMildmay
20 min walk
No bus stops within 400m

43

Walkability score

111

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)

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Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

23

EV chargers (800m)

Total spaces (800m)4
Nearest car park100m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Homerton Library Car Park· no
691m

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

Nearest SSSI: Walthamstow Marshes SSSI — 1.9 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

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 640 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

142

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketRiverside Supermarket · 610 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)

105m

Post office

Nearby shops

Costcutter113 m
Fresh Wonder511 m
eat17514 m
Bobby's Superstore608 m

Nearby cafes

E5 Square Cafe106 m
Fink's Chats430 m
Fika442 m
Doree & Co453 m

Nearby restaurants

Chickin Lickin'426 m
Pivaz445 m
Men462 m
SZS Chicken & Pizza463 m

Nearby pubs

AJ's Lounge96 m
Høst426 m
The Elderfield591 m
The Adam & Eve677 m

Nearby gyms

Hackney Marshes Pavilion366 m
énergie Fitness897 m
Flo Yoga904 m

Nearby pharmacies

Bees Pharmacy105 m
Silverfields Pharmacy468 m
Bees Chemist1.1 km

Nearby health

City & Hackney Centre for Mental Health640 m
Homerton Dental Care655 m
Homerton University Hospital664 m
Vivienne Cohen House708 m
Food hygiene (5-star)57% of 88

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

35

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

49.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,814m
Crossrail 2 route2,498m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
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)
5
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
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
Golden Shoe Public House, 47, Golden Shoe Public House, 47, Meeson Street, E5 0EA9 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 0JL

Full postcodeE5 0JL
Postcode districtE5
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.554891
Longitude-0.038790
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
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