King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55258, -0.03282

E9 5PL— King's Park, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
80
Schools
88
Transport
31
Environment
96
Investment
50

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E9 5PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment 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 E9 5PL

🛡️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 E9 5PL 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 · 3 min walk

KS2: 107.6

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 20 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-18% vs borough

Crime by type

Violence & sexual offences34%
Other23%
Anti-social behaviour20%
Theft10%
Burglary5%
Vehicle crime4%
Drug offences3%
Robbery1%

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 · 887m

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area63.7 m²

EPC breakdown

C
5%
D
3%
E
1%

Based on 9 properties · Confidence: low

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 yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£159,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2016 · CAGR

+8.8%

Total change

+154%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.9%

per year

Acceleration

+22.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£140k£140k+0%1
GFC & correction2008–2008£200k£200k+0%1
Help-to-Buy recovery2014–2016£245k£355k+44.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
21.6 min walk
Homerton

Nearby stations

Homerton Rail StationMildmay
11 min walk
HomertonNational Rail
11 min walk
Hackney Wick Rail StationMildmay
14 min walk
Hackney Central Rail StationMildmay
22 min walk
Stratford International DLR StationDLR
23 min walk
No bus stops within 400m

46

Walkability score

82

Footpaths (500m)

2

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)19
Nearest car park293m
Santander docks (800m)2
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Hackney Marshes Car Park
554m
🅿️
Homerton Library Car Park· no
752m

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 — 2.3 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

23 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJohn Howard Centre · 669 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

263

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: AJ's Lounge (534 m)

Nearest supermarketRiverside Supermarket · 124 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)

572m

Post office

Nearby shops

Bobby's Superstore392 m
Premier409 m
VD News584 m
Costcutter595 m

Nearby cafes

La Mela416 m
Cafè on the Marshes516 m
E5 Square Cafe579 m
Selen Cafe651 m

Nearby restaurants

Rose Garden396 m
Imperial Flavors (East)401 m
Souvlakiland545 m
Star Kebab & Pizza622 m

Nearby pubs

AJ's Lounge534 m
The Adam & Eve668 m
The Spread Eagle706 m
The Lock Inn847 m

Nearby gyms

Hackney Marshes Centre508 m
Hackney Marshes Pavilion642 m
FS8788 m
F45 Training803 m

Nearby pharmacies

Silverfields Pharmacy158 m
Bees Pharmacy567 m
Bees Chemist830 m

Nearby health

Homerton Dental Care603 m
Wick Health Centre666 m
John Howard Centre669 m
Vivienne Cohen House680 m
Food hygiene (5-star)48% of 27

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

50

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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

24.6

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route7,789m
Crossrail 2 route2,927m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,831 nationally

1,513

Est. population

30,000/km²

53%

Employed

36%

Degree educated

£33,700

Median income

12.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

31%
23%
18%
20%
Under 1831%
18–3423%
35–4918%
50–6420%
65+9%

Tenure

18%
70%
Own outright5%
Own (mortgage)7%
Private rent18%
Social rent71%
Shared ownership0%

Ethnicity

15%
52%
White British15%
White Other10%
Asian8%
Black52%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household65%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent70%
Private rent18%

vs. London

Income vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
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)
3
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
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
Site located between 10, Site located between 10, Kingsmead Way, and Electricty Sub Stati, E9 5QG10 homes
completed
Golden Shoe Public House, 47, Golden Shoe Public House, 47, Meeson Street, E5 0EA9 homes
completed
Unit A Matchmakers Wharf (former Lesney Factory), Unit A Matchmakers Wharf (former Lesney Factory), Homerton Road, E9 5GP6 homes
completed
34, TREHURST STREET, HACKNEY, E5 0EB5 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 E9 5PL

Full postcodeE9 5PL
Postcode districtE9
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.552579
Longitude-0.032817
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