Homerton · Hackney · Hackney South and Shoreditch constituency · 51.54767, -0.04307

E9 6AE— Homerton, Hackney

Location and area intelligence for E9 6AE, Homerton, Hackney

The practical family move

 

Schools 100%Safety 65/100Transport 55/100Yield 7.04%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
65
Schools
60
Transport
55
Environment
68
Investment
67

The bottom line

E9 6AE offers exceptional schools (100% Good/Outstanding) and low crime at £315,250 median — a strong choice for Families.

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Location

E9 6AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-39.4% vs London avg
vs London income-13.8% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for E9 6AE

🛡️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 E9 6AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Berger Primary School

Not yet inspected · 3 min walk

KS2: 105.6

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 4 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 342.1%

+41% vs borough

Crime by type

Other39%
Violence & sexual offences23%
Anti-social behaviour12%
Theft7%
Vehicle crime7%
Robbery5%
Drug offences4%
Burglary4%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 125m

Crime is +95% above London average

Property

2 Jul

Prices, sales volume and market trends

£315,250

Median sale price

Bottom 25% — 39% below London median

£315,250 is 39% below the London median (£520,000)

+91.6%

This year

Flat

Dominant type

Price history

5-year change
-34.1%
Sales (24 months)8
New build0.0%
Avg flat£315,250
Price per m²£4,857/m²
Price per ft²£451/ft²
Avg floor area65.1 m²

EPC breakdown

B
37%
C
5%

Based on 42 properties · Confidence: high

Street mix

Flat 95%Other 5%

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£3,262
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,720

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

8.7×

Price-to-income

£1,577/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£162,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2026 · CAGR

+6.6%

Total change

+179%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-104.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2010£123k£123k+0%2
Help-to-Buy recovery2013–2016£102k£116k+13.4%1.3
Brexit uncertainty2017–2019£325k£446k+37.1%1.3
Current market2024–2026£195k£343k+75.6%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
3.4%
District
4.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Homerton Rail StationMildmay
1 min walk
HomertonNational Rail
1 min walk
Hackney Central Rail StationMildmay
11 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
15 min walk
London Fields Rail StationWeaver · Greater Anglia
16 min walk
6 bus routes · 10 stops within 400m · 232 buses/hr peak

49

Walkability score

175

Footpaths (500m)

1

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria46 min ↑
Waterloo52 min ↑
Canary Wharf ★39 min
City40 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

5

Car parks (800m)

29

EV chargers (800m)

Total spaces (800m)249
Nearest car park167m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Homerton Library Car Park· no
167m
🅿️
Tesco Customer Car Park249 spaces· no
763m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 3.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.6 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

33 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 276 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

41

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketRiverside Supermarket · 923 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

200m

Post office

Nearby shops

WHSmith340 m
Bradstock Supermarket367 m
VD News400 m
Fresh Wonder403 m

Nearby cafes

Mad Cat Coffee Bar104 m
The Cafe126 m
Coopersale Coffee House193 m
Blend Cafe Ltd208 m

Nearby restaurants

The Takeaway123 m
Sultan Grill176 m
Kingfisher209 m
Karamay218 m

Nearby pubs

The Spread Eagle192 m
The Adam & Eve228 m
The Eagle277 m
In Vino Veritas371 m

Nearby gyms

énergie Fitness67 m
Flo Yoga128 m
The Refinery514 m
King's Hall Leisure Centre770 m

Nearby pharmacies

Silverfields Pharmacy188 m
Bees Chemist610 m
Bees Pharmacy946 m

Nearby health

The Lea Surgery82 m
Vivienne Cohen House221 m
John Howard Centre276 m
Homerton Dental Care297 m
Food hygiene (5-star)59% of 137

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

67

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
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

62.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,968m
Crossrail 2 route2,250m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,140 nationally

1,985

Est. population

25,892/km²

57%

Employed

43%

Degree educated

£36,200

Median income

10.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

27%
31%
22%
15%
Under 1827%
18–3431%
35–4922%
50–6415%
65+5%

Tenure

30%
49%
Own outright4%
Own (mortgage)11%
Private rent30%
Social rent49%
Shared ownership6%

Ethnicity

24%
13%
16%
32%
White British24%
White Other13%
Asian16%
Black32%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household71%
Unemployed10%
No qualifications20%

Housing tenure (Census 2021)

Social rent49%
Private rent30%

vs. London

Income vs London-13.8%
Price vs London-39.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
9
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)
16
Largest scheme
119 homes · 14-16, 14-16, Kenworthy Road, E9 5RB
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Digby Road, Berger Road, E9 5SB97 homes
completed
Bridge House and Marian Court, Bridge House and Marian Court, Homerton High Street, E9 675 homes
completed
68 - 82, 68 - 82, Digby Road, Homerton, E9 6HX49 homes
completed
FORMER CLAPTON PARK SCHOOL, FORMER CLAPTON PARK SCHOOL, CHELMER ROAD, E9 6AY41 homes
completed
Land south of Bridge House, Land south of Bridge House, Shepherds Lane, London, E9 6JL40 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.6%
Ward turnout
40%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Zoe HolmanGreen
Anna LynchLabour
Robert ChapmanLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£315,250)

£3,262

Standard buyer

£0

First-time buyer

Save £3,262

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 6AE

Full postcodeE9 6AE
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.547670
Longitude-0.043067
Parliamentary constituencyHackney South and Shoreditch
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