Homerton · Hackney · Hackney South and Shoreditch constituency · 51.54362, -0.04902

E9 6BF— Homerton, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 52/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
73
Schools
90
Transport
52
Environment
72
Investment
52

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E9 6BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.8% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for E9 6BF

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

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“High-connectivity investment target”

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How E9 6BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Orchard Primary School

Good · Inspected Nov 2021 · 4 min walk

KS2: 105.0

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 5 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.3 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 266.7%

-16% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Anti-social behaviour24%
Theft6%
Vehicle crime6%
Burglary2%
Drug offences1%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 661m

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£16,173/m²
Price per ft²£1,502/ft²
Avg floor area44.5 m²

EPC breakdown

B
2%
C
2%

Based on 4 properties · Confidence: low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£111,250
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
WallsCavity wall, 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

2009–2025 · CAGR

+4.9%

Total change

+114%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

+5.26

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£173k£173k+0%2
Help-to-Buy recovery2016–2016£361k£361k+0%1
Brexit uncertainty2018–2018£383k£383k+0%2
Current market2024–2025£366k£369k+0.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
4.9%
District
4.8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal GreenCentral line
22.5 min walk
Homerton

Nearby stations

Homerton Rail StationMildmay
7 min walk
HomertonNational Rail
7 min walk
Hackney Central Rail StationMildmay
8 min walk
London Fields Rail StationWeaver · Greater Anglia
8 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
12 min walk
No bus stops within 400m

64

Walkability score

249

Footpaths (500m)

4

Santander docks (800m)

0.6 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

10

Car parks (800m)

21

EV chargers (800m)

Total spaces (800m)249
Nearest car park253m
Santander docks (800m)4
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
485m
🅿️
Homerton Library Car Park· no
772m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 3.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

25 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 812 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

42

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 424 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

699m

Post office

Nearby shops

Maan Ka Fook433 m
Hackney Meat Centre436 m
Bradstock Supermarket472 m
London Starnight532 m

Nearby cafes

Well Street Kitchen96 m
Beans & Bites258 m
Cafe Mosaic310 m
Cuppa Pug439 m

Nearby restaurants

Market Fish Bar87 m
Perfect Fried Chicken88 m
Romeo's104 m
Shankey's129 m

Nearby pubs

The Gun147 m
La Camionera173 m
In Vino Veritas243 m
The Kenton324 m

Nearby gyms

The Refinery107 m
Fit This500 m
Small Pilates510 m
Flo Yoga538 m

Nearby pharmacies

Sonigra Pharmacy519 m
Clockwork Pharmacy732 m
Silverfields Pharmacy799 m

Nearby health

Elsdale Street Surgery64 m
AF Dental108 m
The Lea Surgery681 m
The Greenhouse Practice691 m
Food hygiene (5-star)57% of 154

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

52

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

53.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,374m
Crossrail 2 route1,872m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,925 nationally

1,900

Est. population

30,000/km²

58%

Employed

41%

Degree educated

£36,200

Median income

10.0%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

30%
24%
23%
17%
Under 1830%
18–3424%
35–4923%
50–6417%
65+6%

Tenure

14%
65%
Own outright4%
Own (mortgage)12%
Private rent14%
Social rent65%
Shared ownership6%
Rent free0%

Ethnicity

21%
40%
White British21%
White Other11%
Asian10%
Black40%
Mixed10%
Other8%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household69%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent65%
Private rent14%

vs. London

Income vs London-13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
8
Major developments (800m)
2
Planning apps (3 years)
8
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
282 homes · NEW KINGSHOLD ESTATE AND SITES REAR OF, NEW KINGSHOLD ESTATE AND SITES REAR OF, KING EDWARD'S ROAD, MOULINS ROAD (2-12), HOLCROFT RD. (2-12), E9
Pipeline pressure
NONE

Named schemes (500m)

NEW KINGSHOLD ESTATE AND SITES REAR OF, NEW KINGSHOLD ESTATE AND SITES REAR OF, KING EDWARD'S ROAD, MOULINS ROAD (2-12), HOLCROFT RD. (2-12), E9282 homes
completed
29-53, 29-53, Chatham Place, E9 6LP173 homes
completed
James Taylor Building & sites A & C, Morningside Estate, James Taylor Building & sites A & C, Morningside Estate, Collent Street, and Cresset Road, E9 6SG69 homes
completed
Frampton Park Road, Hackney, E9 7PQ47 homes
completed
Lyme Grove House, Lyme Grove House, Lyme Grove, 28-36 Loddiges Road, London, E9 6PW36 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

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Key facts for E9 6BF

Full postcodeE9 6BF
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.543623
Longitude-0.049024
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