King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55045, -0.03418

E9 5QD— King's Park, Hackney

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

The family fortress

 

Schools 100%Safety 75/100Transport 38/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
61
Safety
75
Schools
100
Transport
38
Environment
96
Investment
55

The bottom line

E9 5QD 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 5QD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for E9 5QD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E9 5QD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Kingsmead Primary School

Outstanding · Inspected Nov 2023 · 4 min walk

KS2: 107.6

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 12 min walk

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 12 min walk

6 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 706m

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area52.1 m²

EPC breakdown

C
9%
D
5%
E
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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£130,250
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

2002–2022 · CAGR

+3.9%

Total change

+116%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.9%

per year

Acceleration

+28.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£116k£90k-22.4%1
Pre-crash peak2006–2006£167k£167k+0%1
GFC & correction2011–2011£182k£182k+0%1
Rate-rise correction2022–2022£251k£251k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Homerton Rail StationMildmay
9 min walk
HomertonNational Rail
9 min walk
Hackney Wick Rail StationMildmay
13 min walk
Hackney Central Rail StationMildmay
20 min walk
Stratford International DLR StationDLR
22 min walk
4 bus routes · 7 stops within 400m · 124 buses/hr peak

51

Walkability score

118

Footpaths (500m)

2

Santander docks (800m)

0.7 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)

16

EV chargers (800m)

Total spaces (800m)19
Nearest car park264m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Homerton Library Car Park· no
567m
🅿️
Hackney Marshes Car Park
698m

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: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
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

27 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 437 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

287

Parks (1km)

16

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Adam & Eve (467 m)

Nearest supermarketRiverside Supermarket · 237 m
2 tennis courts1 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)

491m

Post office

Nearby shops

Bobby's Superstore156 m
Premier177 m
VD News337 m
Kenworthy Supermarket530 m

Nearby cafes

La Mela189 m
Selen Cafe447 m
Coopersale Coffee House506 m
Kahaila592 m

Nearby restaurants

Rose Garden161 m
Imperial Flavors (East)166 m
Souvlakiland330 m
Star Kebab & Pizza414 m

Nearby pubs

The Adam & Eve467 m
The Spread Eagle499 m
AJ's Lounge664 m
The Eagle756 m

Nearby gyms

Hackney Marshes Centre662 m
Victoria Park Fitness681 m
Victoria Park Harriers and Tower Hamlets Athletics Club689 m
My Local Pilates703 m

Nearby pharmacies

Silverfields Pharmacy134 m
Bees Chemist581 m
Bees Pharmacy688 m

Nearby health

Homerton Dental Care394 m
Wick Health Centre414 m
John Howard Centre437 m
Vivienne Cohen House469 m
Food hygiene (5-star)46% of 52

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

55

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

30.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route7,537m
Crossrail 2 route2,847m

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

Inner cityMedium 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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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)
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
14-16, 14-16, Kenworthy Road, E9 5RB119 homes
completed
71-105, 71-105, DURRINGTON ROAD, E518 homes
completed
GARAGE SITE, HERBERT BUTLER ESTATE, GARAGE SITE, HERBERT BUTLER ESTATE, MABLEY STREET, SWINNERTON STREET, E9 5RG12 homes
completed
Site located between 10, Site located between 10, Kingsmead Way, and Electricty Sub Stati, E9 5QG10 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 5QD

Full postcodeE9 5QD
Postcode districtE9
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.550453
Longitude-0.034178
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