King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55139, -0.03079

E9 5FA— King's Park, Hackney

Location and area intelligence for E9 5FA, King's Park, Hackney

The family fortress

 

Schools 100%Safety 75/100Transport 30/100Yield 6.34%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
75
Schools
88
Transport
30
Environment
96
Investment
51

The bottom line

E9 5FA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £350,000 median — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E9 5FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income-19.8% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E9 5FA

🛡️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 E9 5FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Kingsmead Primary School

Outstanding · Inspected Nov 2023 · 5 min walk

KS2: 107.6

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 21 min walk

P8: -0.74A8: 40.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
↑ Rising 2700.0%

-30% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour25%
Other16%
Theft11%
Vehicle crime11%
Robbery4%
Burglary4%
Drug offences3%

Road safety

89

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 962m

Crime is 3% 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.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

-13.2%

This year

Flat

Dominant type

Price history

5-year change
-37.7%
Sales (24 months)5
New build0.0%
Avg flat£350,000
Price per m²£5,824/m²
Price per ft²£541/ft²
Avg floor area59.7 m²

EPC breakdown

B
51%
C
20%
F
6%

Based on 77 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£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

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

10.4×

Price-to-income

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£149,250
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2026 · CAGR

+3.1%

Total change

+53%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

+4.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 110 sales

Property Type Mix

Total: 110 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£215k£215k+0%71
Help-to-Buy recovery2013–2016£320k£395k+23.4%5
Brexit uncertainty2017–2019£439k£509k+16%4.7
Current market2024–2026£379k£330k-12.8%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
3.7%
District
4.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
Stratford International DLR StationDLR line
19.4 min walk
Hackney Wick

Nearby stations

Homerton Rail StationMildmay
12 min walk
Hackney Wick Rail StationMildmay
12 min walk
Hackney WickNational Rail
12 min walk
Stratford International DLR StationDLR
20 min walk
Hackney Central Rail StationMildmay
23 min walk
4 bus routes · 7 stops within 400m · 138 buses/hr peak

48

Walkability score

69

Footpaths (500m)

3

Santander docks (800m)

0.6 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

8

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)19
Nearest car park104m
Santander docks (800m)3
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Hackney Marshes Car Park
441m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield849.5 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

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

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 689 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

308

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lock Inn (655 m)

Nearest supermarketRiverside Supermarket · 68 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

765m

Post office

Nearby shops

Bobby's Superstore412 m
Premier433 m
VD News580 m
Eastway Local Express685 m

Nearby cafes

Cafè on the Marshes419 m
La Mela446 m
Kahaila651 m
Selen Cafe704 m

Nearby restaurants

Rose Garden417 m
Imperial Flavors (East)423 m
Soulfull Pizza472 m
Souvlakiland588 m

Nearby pubs

The Lock Inn655 m
The Adam & Eve724 m
AJ's Lounge726 m
The Spread Eagle757 m

Nearby gyms

Hackney Marshes Centre405 m
FS8596 m
F45 Training610 m
Yoga Barre Pilates715 m

Nearby pharmacies

Silverfields Pharmacy260 m
Bees Chemist746 m
Bees Pharmacy759 m

Nearby health

Wick Health Centre644 m
Homerton Dental Care651 m
Trowbridge Surgery686 m
John Howard Centre689 m
Food hygiene (5-star)44% of 23

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

51

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

41.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,742m
Crossrail 2 route3,075m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,683 nationally

2,224

Est. population

5,099/km²

60%

Employed

45%

Degree educated

£33,700

Median income

8.4%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

39

Community stability

Age profile

29%
26%
23%
15%
Under 1828%
18–3426%
35–4923%
50–6415%
65+7%

Tenure

15%
17%
62%
Own outright5%
Own (mortgage)15%
Private rent17%
Social rent62%
Shared ownership1%
Rent free0%

Ethnicity

19%
14%
43%
White British19%
White Other14%
Asian9%
Black43%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household63%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent62%
Private rent17%

vs. London

Income vs London-19.8%
Price vs London-32.7%

Planning

Conservation areas and development

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

Housing pipeline (800m)

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

Named schemes (500m)

Former Lesney Toys Factory, Former Lesney Toys Factory, Homerton Road, E9 5TR209 homes
completed
FORMER LESNEY WORKS, FORMER LESNEY WORKS, LEE CONSERVANCY ROAD, E9119 homes
completed
Site located between 10, Site located between 10, Kingsmead Way, and Electricty Sub Stati, E9 5QG10 homes
completed
Unit A Matchmakers Wharf (former Lesney Factory), Unit A Matchmakers Wharf (former Lesney Factory), Homerton Road, E9 5GP6 homes
completed
79a, 79a, Eastway, E9 5JH1 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 (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

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 E9 5FA

Full postcodeE9 5FA
Postcode districtE9
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.551394
Longitude-0.030791
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