King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.54913, -0.03901

E9 6BB— King's Park, Hackney

Location and area intelligence for E9 6BB, King's Park, Hackney

The family fortress

 

Schools 100%Safety 75/100Transport 47/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
75
Schools
90
Transport
47
Environment
74
Investment
46

The bottom line

E9 6BB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E9 6BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for E9 6BB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E9 6BB 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 · 5 min walk

KS2: 105.3

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 8 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 8 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.5 incidents per 1,000 residents

Better than 53% of London
↑ Rising 276.9%

-32% vs borough

Crime by type

Other34%
Violence & sexual offences24%
Anti-social behaviour14%
Theft7%
Vehicle crime7%
Burglary6%
Robbery4%
Drug offences3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

6

Accidents (5yr)

3

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 · 346m

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E9 district median

£532,500

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£10,645/m²
Price per ft²£989/ft²
Avg floor area55.2 m²

EPC breakdown

B
3%
C
19%
D
26%
E
9%
F
1%

Based on 58 properties · Confidence: high

Street mix

Terraced 70%Flat 22%Other 7%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£138,000
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 DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.7%

Total change

+1110%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.0%

per year

Acceleration

+127.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Terraced77.3%
Flat/maisonette22.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£60k£61k+2.5%1
Post-dot-com plateau2001–2004£103k£240k+134.1%1.5
Pre-crash peak2005–2005£240k£240k+0%1
GFC & correction2008–2012£410k£200k-51.2%1
Help-to-Buy recovery2015–2016£350k£378k+7.9%3
Brexit uncertainty2018–2019£350k£370k+5.7%1.5
Rate-rise correction2023–2023£650k£650k+0%1
Current market2024–2025£385k£720k+87%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.3% alpha

Terraced-2.3% α
Local
9.2%
District
11.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

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
4 min walk
HomertonNational Rail
4 min walk
Hackney Wick Rail StationMildmay
15 min walk
Hackney Central Rail StationMildmay
15 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
19 min walk
5 bus routes · 9 stops within 400m · 114 buses/hr peak

52

Walkability score

120

Footpaths (500m)

1

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf41 min ↓
City ★39 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)

23

EV chargers (800m)

Total spaces (800m)19
Nearest car park210m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Homerton Library Car Park· no
210m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 43%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 km

Energy

Solar: 850 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 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

30 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 · 123 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

24

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketRiverside Supermarket · 598 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

125m

Post office

Nearby shops

VD News157 m
Premier192 m
Bobby's Superstore213 m
Fresh Wonder385 m

Nearby cafes

Selen Cafe81 m
Coopersale Coffee House142 m
La Mela178 m
46b Espresso Hut295 m

Nearby restaurants

Souvlakiland37 m
Star Kebab & Pizza48 m
Karamay111 m
Kingfisher122 m

Nearby pubs

The Adam & Eve102 m
The Spread Eagle133 m
The Eagle449 m
The Kenton675 m

Nearby gyms

énergie Fitness390 m
Flo Yoga439 m
Victoria Park Fitness685 m
Victoria Park Harriers and Tower Hamlets Athletics Club693 m

Nearby pharmacies

Silverfields Pharmacy148 m
Bees Chemist506 m
Bees Pharmacy744 m

Nearby health

Homerton Dental Care28 m
Vivienne Cohen House104 m
John Howard Centre123 m
Wick Health Centre231 m
Food hygiene (5-star)53% of 109

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

46

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route7,246m
Crossrail 2 route2,521m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,624 nationally

1,593

Est. population

22,777/km²

61%

Employed

55%

Degree educated

£41,900

Median income

7.3%

Claimant rate

Inner cityVery high densityYoung professionals

44

Community stability

Age profile

24%
26%
24%
15%
Under 1824%
18–3426%
35–4924%
50–6415%
65+11%

Tenure

20%
23%
23%
34%
Own outright20%
Own (mortgage)23%
Private rent23%
Social rent34%
Shared ownership0%

Ethnicity

37%
15%
27%
White British37%
White Other15%
Asian9%
Black27%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine14%
No car household50%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Social rent34%
Private rent23%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
6
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)
9
Largest scheme
185 homes · CLAPTON PARK TOWER BLOCK SITE, CLAPTON PARK TOWER BLOCK SITE, MANDEVILLE STREET, E5
Pipeline pressure
NONE

Named schemes (500m)

14-16, 14-16, Kenworthy Road, E9 5RB119 homes
completed
FORMER CLAPTON PARK SCHOOL, FORMER CLAPTON PARK SCHOOL, CHELMER ROAD, E9 6AY41 homes
completed
1 - 7, 1 - 7, Mackintosh Lane, E9 6AB40 homes
completed
Hackney Hospital Site, Hackney Hospital Site, Kenworthy Road, E9 5TD37 homes
completed
Homerton Baptist Church, Homerton Baptist Church, Barnabas Road, E9 5SD24 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 6BB

Full postcodeE9 6BB
Postcode districtE9
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.549131
Longitude-0.039009
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