King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55213, -0.04272

E5 0LN— King's Park, Hackney

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

The practical family move

 

Schools 100%Safety 55/100Transport 43/100Low yield 3.47%

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
55
Schools
90
Transport
43
Environment
69
Investment
61

The bottom line

E5 0LN offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

E5 0LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+184.0% vs London avg

Deep-dive guides for E5 0LN

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

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“The practical family move”

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How E5 0LN 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 · 4 min walk

KS2: 105.3

★★

Secondary

The City Academy, Hackney

Good · Inspected Mar 2023 · 7 min walk

P8: +0.61A8: 53.9

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

184.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 387.3%

+106% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime11%
Drug offences5%
Burglary4%
Theft4%
Robbery3%

Stop & search

2.7

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 · 396m

Crime is +184% above London average

Property

Prices, sales volume and market trends

Avg floor area87 m²

EPC breakdown

B
17%
C
14%
D
15%
E
7%

Based on 53 properties · Confidence: high

Street mix

Semi 5%Terraced 68%Flat 27%

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£217,500
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)
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

1996–2023 · CAGR

+8.1%

Total change

+728%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.6%

per year

Acceleration

-26.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached5.5%
Terraced67.3%
Flat/maisonette27.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£136k+134.9%3
Post-dot-com plateau2001–2004£186k£275k+47.8%4
Pre-crash peak2005–2007£235k£340k+44.7%3.3
GFC & correction2009–2009£345k£345k+0%1
Help-to-Buy recovery2013–2016£468k£445k-5%3
Brexit uncertainty2017–2018£790k£900k+13.9%1
Pandemic surge2020–2021£960k£910k-5.2%1
Rate-rise correction2022–2023£795k£480k-39.6%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.7% alpha

Weakest performer

Flat/maisonette

+0.1% alpha

Terraced+2.7% α
Local
15.9%
District
13.2%
Flat/maisonette+0.1% α
Local
9%
District
8.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Homerton

Nearby stations

Homerton Rail StationMildmay
7 min walk
HomertonNational Rail
7 min walk
Hackney Central Rail StationMildmay
14 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
16 min walk
Clapton Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

51

Walkability score

101

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

8

Car parks (800m)

29

EV chargers (800m)

Total spaces (800m)4
Nearest car park289m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Homerton Library Car Park· no
349m

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: 4.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below average green space

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

27 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 233 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

25

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketRiverside Supermarket · 777 m
5 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)

422m

Post office

Nearby shops

Fresh Wonder104 m
eat17106 m
WHSmith304 m
Costcutter442 m

Nearby cafes

Doree & Co93 m
The Barrel Boulangerie105 m
Fika126 m
Crystal Cafe196 m

Nearby restaurants

Cod & Co73 m
Buns & Puns73 m
Emir African Cuisine and Lounge82 m
Ohba Leaf105 m

Nearby pubs

Høst280 m
The Elderfield330 m
The Adam & Eve394 m
The Spread Eagle417 m

Nearby gyms

Flo Yoga514 m
énergie Fitness522 m
King's Hall Leisure Centre691 m
Hackney Marshes Pavilion768 m

Nearby pharmacies

Silverfields Pharmacy385 m
Bees Pharmacy479 m
Bees Chemist927 m

Nearby health

City & Hackney Centre for Mental Health233 m
Homerton University Hospital255 m
The Lea Surgery415 m
Homerton Dental Care417 m
Food hygiene (5-star)57% of 111

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

61

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

54.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,414m
Crossrail 2 route2,244m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,541 nationally

1,872

Est. population

15,707/km²

70%

Employed

62%

Degree educated

£41,900

Median income

7.1%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

19%
33%
26%
15%
Under 1819%
18–3433%
35–4926%
50–6415%
65+7%

Tenure

16%
22%
41%
19%
Own outright16%
Own (mortgage)22%
Private rent41%
Social rent19%
Shared ownership2%

Ethnicity

43%
18%
16%
White British43%
White Other18%
Asian10%
Black16%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household60%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent41%
Social rent19%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
7
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)
14
Largest scheme
185 homes · CLAPTON PARK TOWER BLOCK SITE, CLAPTON PARK TOWER BLOCK SITE, MANDEVILLE STREET, E5
Pipeline pressure
NONE

Named schemes (500m)

FORMER CLAPTON PARK SCHOOL, FORMER CLAPTON PARK SCHOOL, CHELMER ROAD, E9 6AY41 homes
completed
1 - 7, 1 - 7, Mackintosh Lane, E9 6AB40 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

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Key facts for E5 0LN

Full postcodeE5 0LN
Postcode districtE5
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.552133
Longitude-0.042717
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